901 Colony Point Cir #523 · Pembroke Pines, FL 33026

$135,000

2 bd · 2.0 ba · 1,180 sqft · Condo public records · 10 Days on market

Built 1980 $1000/mo HOA · 37% of rent

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Why this score? — see what drove the B- 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).

• Cash flow +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come and see this Beautiful Adult Community, Surrounded by water. This Spacious 5th-floor corner unit featuring the largest floor plan in the community with 1284 Sqft. This 2-bedroom, 2-bath condo offers generously sized rooms, walk-in closets, and an open, functional layout ideal for comfortable living and entertaining. two (2) screened-in patios for indoor-outdoor living. The unit also includes an in-unit washer and dryer for added convenience. The unit comes with an assigned parking space just steps from your front door. Located in a gated community with 24-hour security, clubhouse, pool, and fitness activities offering peace of mind and a resort-style lifestyle. Situated in the heart o

Key facts

• $1,000 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Association fees cover cable TV, insurance, grounds maintenance, security, sewer, trash, water, common areas, elevator, roof repairs, recreation facility, and pool service
• HOA & community: Colony Point association; Monthly HOA fee; Association amenities include billiard room, clubhouse, elevators, fitness center, spa/hot tub, storage, trash chute, community room, courtesy bus, heated pool, gated community, maintained community, street lights

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Security guard; Security patrol; Security gate; Security fencing
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Condominium; One level; Resale property; Faces southeast; Entry on 5th floor
• Construction: Concrete block with stucco construction; Tar and gravel roof; Concrete perimeter foundation; Building name: Colony Point; 5-story building
• Exterior features: Storage; Sidewalks; Asphalt road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Individual central heating; Individual central cooling
• Interior features: Walk-in closets; Split bedroom layout; Jalousie windows; Unfurnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 9.3% vs local median 4.0% in Pembroke Pines — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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+, crime 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.
• Zoned schools: Pembroke Lakes Elementary School (math 62% / reading 73%, grade B+, #435 of 2,144 statewide, top 21%, 657 students, 51% FRL); Walter C. Young Middle School (math 49% / reading 62%, grade B-, #178 of 571 statewide, top 31%, 873 students, 56% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $135k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,873
• Equity at exit: $20,129

10-year hold

• IRR: 4.4%
• Equity multiple: 1.29×
• Total profit: $11,051
• Equity at exit: $11,672

Cash invested: $37,800 (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 33026

• Rents YoY: 1.6%
• Active inventory: 227
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$56
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $334

Break-even live

Break-even rent $2,309

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $410	-5% $372	+0% $334	+5% $296	+10% $257
Rent	-10% $118	-5% $226	+0% $334	+5% $442	+10% $550
Rate	-1.0pp $402	-0.5pp $368	base $334	+0.5pp $299	+1.0pp $263

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	25d	1	0.21mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	25d	1	0.29mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,399	$2.58	18d	1	0.29mi
1424 NW 113th Way Pembroke Pines, FL	2.0	1.5	1482	$3,000	$2.02	25d	1	0.29mi
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1494	$3,600	$2.41	25d	1	0.34mi
11804 NW 13th St Unit 11804 Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	4d	1	0.35mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	14d	1	0.37mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,600	$2.76	0d	1	0.43mi
11761 NW 12th St Pembroke Pines, FL	3.0	2.0	1304	$3,799	$2.91	25d	1	0.44mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	25d	1	0.45mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	6d	1	0.45mi
1660 NW 113th Way Unit 16 Pembroke Pines, FL	3.0	2.0	1500	$2,900	$1.93	0d	1	0.47mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,000	$2.14	0d	1	0.49mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	9d	1	0.51mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	25d	1	0.51mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	4d	1	0.52mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	25d	1	0.52mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	25d	1	0.52mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	9d	1	0.56mi
11358 Taft St #11358 Pembroke Pines, FL	2.0	2.0	980	$2,300	$2.35	0d	1	0.58mi
120 NW 108th Ter Pembroke Pines, FL	1.0–3.0	1.0–2.0	1101	$2,584	$2.35	0d	10	0.59mi
101 SW 117th Ave #7101 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	3d	1	0.62mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	18d	1	0.65mi
131 SW 117th Ave #8101 Pembroke Pines, FL	2.0	2.0	1130	$2,350	$2.08	21d	1	0.65mi
131 SW 117th Ave #8307 Pembroke Pines, FL	2.0	2.0	1130	$2,380	$2.11	25d	1	0.65mi
730 NW 106th Ter #730 Pembroke Pines, FL	2.0	2.5	1224	$2,500	$2.04	25d	1	0.65mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	18d	1	0.65mi
971 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,800	$2.05	9d	1	0.66mi
1061 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,500	$1.83	25d	1	0.66mi
11361 SW 3rd St #11361 Pembroke Pines, FL	2.0	2.0	978	$2,450	$2.51	16d	1	0.67mi
11700 SW 1st St #3207 Pembroke Pines, FL	3.0	2.0	1330	$3,000	$2.26	20d	1	0.67mi
151 SW 117th Ave #9308 Pembroke Pines, FL	2.0	2.0	1130	$2,650	$2.35	25d	1	0.68mi
11601 SW 2nd St #21108 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	25d	1	0.68mi
730 NW 106th Ave #730 Pembroke Pines, FL	2.0	2.5	1224	$2,550	$2.08	25d	1	0.68mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	14d	1	0.68mi
140 SW 117th Ave #4204 Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	0d	1	0.68mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	0d	1	0.68mi
10609 NW 8th St Pembroke Pines, FL	2.0	2.5	1224	$2,700	$2.21	16d	1	0.69mi
12266 NW 10th St Pembroke Pines, FL	3.0	2.0	1432	$2,999	$2.09	25d	1	0.69mi
11631 SW 2nd St #20103 Pembroke Pines, FL	1.0	1.0	810	$1,950	$2.41	25d	1	0.69mi

HOA detail condo

• Monthly dues: $1,000 · $12,000/yr
• Likely covers: waterpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $135,000 Active 10 DOM
2. 2026-06-18
   days on market $135,000 Active 7 DOM
3. 2026-06-17
   days on market $135,000 Active 6 DOM
4. 2026-06-16
   days on market $135,000 Active 5 DOM
5. 2026-06-15
   days on market $135,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $135,000 Active 2 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $720 · $60/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$400/yr (+$33/mo · 55.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,781
• − Mortgage interest: −$7,562
• − Property taxes: −$720
• − Insurance: −$675
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$12,000
• − Depreciation: −$3,927
• Taxable income: $2,651
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,370/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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 41% White 35% Two or more races 23% Black 15% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 52% English-only · Spanish 35% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -248.72%
• Current HPI: 380.7596
• Rent YoY: ▲ 1.58%
• 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

+56.1% since first listed

3 events — show timeline

• 2026-06-12 Listed $135,000 Beaches MLS
• 2001-04-03 Sold (Public Records) $79,900 Public Records
• 1980-06-01 Sold (Public Records) $86,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $720 · +2.1% YoY. Source: county tax records.