15700 NW 16th Ct · Pembroke Pines, FL 33028

$5,000

3 bd · 3.0 ba · 2,113 sqft · SingleFamily public records · 6 Days on market

Built 1998

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Appreciation +4.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 27, 2026 at 10:00 AM EST. Discover this inviting 3-bedroom, 2.5-bathroom single-family home, offering a great opportunity in the desirable Pembroke Pines area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots
• Built 1998
• Listed 6 days

Property features AI

Finance

• Other: Directions: From I-75 take Pines Blvd east, then turn north on NW 16th Ct to home.

Exterior

• Parking: 2-car garage
• Home design: Residential property; 2 stories
• Exterior features: Planned Unit Development (PUD)

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Two-story home

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $783,923 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $5k).

Location & tenants

• Location reads 83/100 on livability (#54 in FL, #933 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, schools A-; Watch: amenities D+, cost of living D+.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 44% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($5k loan paydown + $-3k appreciation (-0.4% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 235.2% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.56% ✗
• Cap rate: 3.33%
• Cash-on-cash: -10.57%
• DSCR: 0.53
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $783,923
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15871 NW 14th Rd	0.19mi	4/2.0 (+1)	2,202 (+4%)	2mo	$515,000	$234	74
2184 NW 157th Ave	0.09mi	4/2.5 (+1)	2,148 (+2%)	19mo	$645,000	$300	70
6935 W Wedgewood Ave	0.51mi	3/2.0	2,024 (-4%)	14mo	$750,000	$371	53
15626 NW 12th Mnr	0.52mi	4/2.5 (+1)	2,148 (+2%)	20mo	$630,000	$293	49
2397 NW 158th Ln	0.28mi	4/2.5 (+1)	1,822 (-14%)	14mo	$715,000	$392	45
15891 NW 10th St	0.69mi	4/2.5 (+1)	2,132 (+1%)	23mo	$849,000	$398	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.25×
• Total profit: $-165,534
• Equity at exit: $213,127

10-year hold

• IRR: -11.3%
• Equity multiple: -0.09×
• Total profit: $-238,322
• Equity at exit: $244,887

Cash invested: $219,498 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33028

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 84
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,411 high
• Mortgage (P&I): −$4,111
• Tax est. 1.5%: −$980 /mo · $11,759/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$926
• Net cashflow: $-1,933

Break-even live

Break-even rent $6,858

Max offer price $504,186

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $195,981
• Closing costs: $23,518
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15961 NW 14th Rd Pembroke Pines, FL	4.0	3.0	2740	$4,800	$1.75	12d	1	0.23mi
15961 NW 14th Rd Pembroke Pines, FL	4.0	3.0	2740	$4,800	$1.75	5d	1	0.23mi
2188 NW 158th Ave Unit 2188 Pembroke Pines, FL	3.0	3.0	2087	$3,700	$1.77	24d	1	0.25mi
1433 NW 153rd Ave Unit 1433 Pembroke Pines, FL	3.0	2.0	1717	$3,800	$2.21	24d	1	0.27mi
15892 NW 21st St Pembroke Pines, FL	4.0	2.0	1590	$4,200	$2.64	24d	1	0.29mi
16209 NW 15th St Pembroke Pines, FL	4.0	2.5	2839	$5,200	$1.83	24d	1	0.39mi
16176 NW 14th Ct Pembroke Pines, FL	4.0	2.0	2839	$4,490	$1.58	24d	1	0.41mi
16102 NW 22nd St Pembroke Pines, FL	4.0	2.5	1536	$3,000	$1.95	24d	1	0.46mi
16373 NW 16th St Pembroke Pines, FL	4.0	3.5	2839	$4,700	$1.66	20d	1	0.57mi
2181 NW 162nd Ter Pembroke Pines, FL	3.0	2.0	1418	$4,000	$2.82	24d	1	0.57mi
16236 NW 18th St Pembroke Pines, FL	4.0	2.0	2604	$4,500	$1.73	7d	1	0.59mi
14272 NW 18th Ct Pembroke Pines, FL	4.0	3.0	2102	$4,950	$2.35	2d	1	0.77mi
16553 NW 21st St Unit 16553 Pembroke Pines, FL	3.0	2.0	1418	$3,200	$2.26	15d	1	0.81mi
700 NW 158th Ln Pembroke Pines, FL	4.0	2.0	2020	$4,900	$2.43	24d	1	0.81mi
14228 NW 19th St Pembroke Pines, FL	4.0	3.0	2102	$4,300	$2.05	24d	1	0.81mi
15899 NW 5th St Pembroke Pines, FL	3.0	2.5	1709	$3,400	$1.99	24d	1	0.90mi
15868 NW 4th St Unit 15868 Pembroke Pines, FL	4.0	3.0	2488	$4,200	$1.69	24d	1	0.98mi
759 NW 161st Ave Pembroke Pines, FL	3.0	2.0	2106	$4,400	$2.09	24d	1	1.00mi
14300 NW 16th St Pembroke Pines, FL	4.0	3.0	2598	$5,350	$2.06	24d	1	1.03mi
14365 NW 15th St Pembroke Pines, FL	3.0	2.5	1889	$4,300	$2.28	24d	1	1.04mi
15320 NW 6th Ct Pembroke Pines, FL	3.0	2.5	1836	$4,600	$2.51	22d	1	1.05mi
13955 NW 22nd Ct Pembroke Pines, FL	4.0	3.0	2829	$5,750	$2.03	24d	1	1.07mi
6131 Manchester Ln Davie, FL	3.0	2.0	1546	$3,686	$2.38	24d	1	1.13mi
1381 NW 144th Ave Pembroke Pines, FL	4.0	2.5	2339	$5,500	$2.35	24d	1	1.15mi
1381 NW 144th Ave Pembroke Pines, FL	4.0	2.5	2339	$5,500	$2.35	18d	1	1.15mi
1381 NW 144th Ave Pembroke Pines, FL	4.0	2.5	2339	$5,500	$2.35	5d	1	1.15mi
16763 NW 13th St Pembroke Pines, FL	4.0	3.0	2709	$5,000	$1.85	12d	1	1.20mi
16763 NW 13th St Pembroke Pines, FL	4.0	3.0	2709	$5,000	$1.85	24d	1	1.20mi
17026 NW 19th St Unit 1 Pembroke Pines, FL	4.0	2.5	2500	$4,800	$1.92	7d	1	1.26mi
16541 NW 5th St Pembroke Pines, FL	3.0	2.0	1637	$3,700	$2.26	16d	1	1.26mi
251 NW 151st Ave Pembroke Pines, FL	3.0	2.5	1778	$3,700	$2.08	4d	1	1.27mi
17030 NW 19th Ct Pembroke Pines, FL	3.0	2.0	1873	$4,200	$2.24	24d	1	1.27mi
17048 NW 19th St Pembroke Pines, FL	3.0	2.0	2076	$4,100	$1.97	24d	1	1.28mi
199 NW 152nd Ave Pembroke Pines, FL	3.0	2.5	1692	$4,000	$2.36	24d	1	1.28mi
17079 NW 22nd St Pembroke Pines, FL	3.0	2.0	1726	$3,350	$1.94	7d	1	1.29mi
1958 NW 171st Ave Pembroke Pines, FL	4.0	2.5	2500	$4,800	$1.92	3d	1	1.35mi
1958 NW 171st Ave Pembroke Pines, FL	4.0	2.5	2500	$5,000	$2.00	15d	1	1.35mi
2156 NW 171st Ter Unit 2156 Pembroke Pines, FL	3.0	2.5	1744	$3,800	$2.18	24d	1	1.35mi
5881 Chester Ln Davie, FL	3.0	2.0	1672	$3,500	$2.09	24d	1	1.38mi
14001 Mustang Trl Southwest Ranches, FL	4.0	3.0	2488	$9,000	$3.62	18d	1	1.38mi

Listing history 3 events

1. 2026-05-20
   listed $5,000 Active
2. 2007-02-28
   soldstatus $367,500
3. 1998-01-21
   soldstatus $155,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,926
• − Mortgage interest: −$43,912
• − Property taxes: −$11,759
• − Insurance: −$3,920
• − Repairs & maintenance: −$4,234
• − Management: −$4,234
• − Depreciation: −$22,805
• Taxable loss: −$37,937
• Est. tax savings @ 24.0%: +$9,105
• After-tax cash flow: $-14,093/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Pembroke Pines

• Score: 83/100
• State rank: #54
• US rank: #933

Category grades

Amenities D+ Commute A- Cost of living D+ Crime A- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembroke Pines, FL
• County: Broward County · 1,963,430 people
• City population: 180,224
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,397
• Household income: $119,091
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 755.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 45% Two or more races 24% White 23% Black 16% Asian 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11%
• Common ancestry: Hispanic 2% Romanian 1% Portuguese 1%
• Foreign-born: 39% · Canada, Jamaica, South Korea
• Languages at home: 47% English-only · Spanish 40% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 366.7628
• Rent YoY: ▲ 1.65%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $5,000 NFMLS
• 2007-02-28 Sold (Public Records) $367,500 Public Records
• 1998-01-21 Sold (Public Records) $155,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,623 · +2.8% YoY. Source: county tax records.