1401 SW 134 Way #307 · Pembroke Pines, FL 33027

$94,499

1 bd · 1.0 ba · 585 sqft · Condo · 110 Days on market

Built 1985 Good condition $162/sqft · 44% below area Est $170k · 44% under · waterfront $550/mo HOA · 31% of rent ↓ 4% since listing

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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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Key facts

• $550 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.6% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents soft (-0.2%/yr); 813 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $2k 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

• It's been on market 110 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,994 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.91% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 4.4

CMA / ARV

• ARV (median comp): $169,573
• List price: $94,499
• Delta: -44.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-2,260
• Equity at exit: $18,299

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $682
• Equity at exit: $15,586

Cash invested: $26,460 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 813
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,417/yr
• Insurance: −$39
• HOA: −$550
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $220

Break-even live

Break-even rent $1,523

Max offer price $94,499

Occupancy floor 83%

Sensitivity live

Price	-10% $285	-5% $253	+0% $220	+5% $187	+10% $155
Rent	-10% $78	-5% $149	+0% $220	+5% $291	+10% $362
Rate	-1.0pp $268	-0.5pp $244	base $220	+0.5pp $195	+1.0pp $171

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: $23,625
• Closing costs: $2,835
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,590	$2.11	60d	2	0.09mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	109d	2	0.09mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	120d	1	0.37mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,500	$2.78	42d	1	0.45mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	120d	1	0.45mi
1300 SW 130th Ave Unit 210F Pembroke Pines, FL	1.0	1.0	575	$1,600	$2.78	41d	1	0.47mi
1300 SW 130th Ave Unit 210F Pembroke Pines, FL	1.0	1.0	575	$1,700	$2.96	90d	1	0.47mi
13250 SW 4th Ct Unit 210G Pembroke Pines, FL	1.0	1.0	685	$1,590	$2.32	26d	1	0.67mi
13250 SW 4th Ct Unit 409G Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	85d	1	0.67mi
500 SW 145th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	1013	$2,268	$2.24	0d	13	0.77mi
12501 SW 14th St Unit 206R Pembroke Pines, FL	1.0	1.0	602	$1,550	$2.57	7d	1	0.78mi
151 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.0–2.0	819	$1,500	$1.83	45d	3	0.79mi
151 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.0–2.0	819	$1,500	$1.83	19d	2	0.79mi
150 SW 134th Way Unit 208R Pembroke Pines, FL	1.0	1.0	685	$1,575	$2.30	3d	1	0.80mi
13350 SW 1st St Pembroke Pines, FL	1.0	1.0–1.5	748	$1,712	$2.29	28d	2	0.82mi
13350 SW 1st St Pembroke Pines, FL	1.0	1.0–1.5	748	$1,688	$2.26	10d	2	0.82mi
13500 SW 1st St Pembroke Pines, FL	1.0–2.0	1.0–1.5	819	$1,500	$1.83	82d	2	0.82mi
1400 SW 124th Ter Unit Q205 Pembroke Pines, FL	—	1.0	514	$1,400	$2.72	69d	1	0.83mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	110d	1	0.83mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,375	$2.68	75d	2	0.83mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	99d	3	0.83mi
1400 SW 124th Ter Pembroke Pines, FL	2.0	1.0–2.0	807	$1,875	$2.32	2d	2	0.83mi
12166 Saint Andrews Pl Miramar, FL	1.0	1.0	609	$2,025	$3.33	28d	2	1.00mi
12166 Saint Andrews Pl Miramar, FL	1.0	1.0	609	$2,050	$3.37	33d	2	1.00mi
12154 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.5	850	$1,950	$2.29	78d	2	1.01mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	113d	1	1.02mi
12148 Saint Andrews Pl #201 Miramar, FL	1.0	1.0	618	$1,925	$3.11	54d	1	1.02mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	103d	1	1.02mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,900	$3.07	64d	1	1.06mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	103d	1	1.08mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	115d	1	1.10mi
2133 Renaissance Blvd #208 Miramar, FL	1.0	1.0	665	$1,950	$2.93	90d	1	1.10mi
12130 Saint Andrews Pl #207 Miramar, FL	1.0	1.0	618	$1,875	$3.03	48d	1	1.11mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	103d	2	1.12mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$2,100	$2.35	12d	2	1.12mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	101d	1	1.13mi
2113 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$2,000	$2.40	120d	2	1.17mi
2031 Renaissance Blvd #301 Miramar, FL	1.0	1.0	700	$1,925	$2.75	33d	1	1.17mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	100d	3	1.18mi
2021 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	828	$2,000	$2.42	110d	2	1.18mi

Property features AI

Finance

• Financial info: Pets allowed with restrictions (dogs OK, breed restrictions apply)
• HOA & community: Part of CENTURY VILLAGE associationMonthly association fee (includes common areas)Community amenities include fitness center, game room, laundry, parking, pool, shuffleboard court, cafe/restaurant, library, sidewalks, street lights, security, and maintenanceSenior community

Exterior

• Parking: One parking space assignedAdditional common deeded parkingAbout 20 open parking spaces
• Security: Building securitySecurity fencing
• Utilities: Public waterPublic sewerElectricity available (220V in kitchen)Water connected, sewer available
• Home design: CondominiumOne levelFaces eastResale propertyAccessible doors, accessible hallways and ramped approachBuilding name: IVANHOEFive-story building
• Construction: Concrete block with stucco constructionTar and gravel roofBlock foundationOriginally built prior to resale (public records building area 585)
• Exterior features: Landscaped groundsAsphalt road frontage on a privately maintained roadNo waterfront

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorFreezer
• Bedrooms: One main-level bedroom
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCeiling fans and electric cooling
• Interior features: No interior features listedBlinds and drapes on windows
• Laundry & utility: Laundry in common area

HOA detail $550/mo · $6,600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-07-01
   days on market $94,499 Active 110 DOM
2. 2026-06-30
   days on market $94,499 Active 109 DOM
3. 2026-06-29
   days on market $94,499 Active 108 DOM
4. 2026-06-28
   days on market $94,499 Active 107 DOM
5. 2026-06-27
   days on market $94,499 Active 106 DOM
6. 2026-06-26
   days on market $94,499 Active 105 DOM
7. 2026-06-24
   days on market $94,499 Active 103 DOM
8. 2026-06-22
   days on market $94,499 Active 101 DOM
9. 2026-06-21
   days on market $94,499 Active 100 DOM
10. 2026-06-18
    days on market $94,499 Active 97 DOM
11. 2026-06-17
    days on market $94,499 Active 96 DOM
12. 2026-06-16
    days on market $94,499 Active 95 DOM
13. 2026-06-15
    days on market $94,499 Active 94 DOM
14. 2026-06-13
    days on market $94,499 Active 92 DOM
15. 2026-06-09
    days on market $94,499 Active 88 DOM
16. 2026-06-08
    days on market $94,499 Active 87 DOM
17. 2026-06-07
    days on market $94,499 Active 86 DOM
18. 2026-06-04
    days on market $94,499 Active 83 DOM
19. 2026-06-03
    days on market $94,499 Active 82 DOM
20. 2026-06-02
    days on market $94,499 Active 81 DOM
21. 2026-06-01
    days on market $94,499 Active 80 DOM
22. 2026-05-31
    days on market $94,499 Active 79 DOM
23. 2026-04-10
    price $94,499
24. 2026-03-13
    price $98,499
25. 2026-03-10
    listed $98,500 Active

ⓘ 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 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $21,616
• − Mortgage interest: −$5,293
• − Property taxes: −$1,417
• − Insurance: −$472
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$6,600
• − Depreciation: −$2,749
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,250/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $2,925–$8,775 screening

This townhouse is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. The property is located in a desirable area with a pool and water feature, making it a good investment opportunity.

Components & finishes AI

Roof tile · good Flooring carpet

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear
• Minor Bathroom shower curtain — Worn and could be replaced for a fresh look
• Minor Kitchen countertops — Light wear and tear

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — Fresh carpet improves comfort and reduces maintenance costs ↑
• Both Replace worn kitchen countertops — Fresh countertops improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Lakeside Elementary School C+ FL #751/2,144 Nat'l #8,292/41,679 Middle Walter C. Young Middle School B- FL #178/571 Nat'l #2,418/14,009 High Nova High School F FL #312/667 Nat'l #8,724/17,239

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

A Composite livability gradescore 83/100

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 · 2,207,033 people
• City population: 180,224
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 32% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% Black 22% White 16% Asian 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 19% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 47% French/Haitian/Cajun 5% Other Indo-European 2%

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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: ▼ -2.01%
• Current HPI: 359.5973
• Rent YoY: ▼ -0.20%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Pets allowed with restrictions (dogs OK, breed restrictions apply)
• HOA & community: Part of CENTURY VILLAGE associationMonthly association fee (includes common areas)Community amenities include fitness center, game room, laundry, parking, pool, shuffleboard court, cafe/restaurant, library, sidewalks, street lights, security, and maintenanceSenior community

Exterior

• Parking: One parking space assignedAdditional common deeded parkingAbout 20 open parking spaces
• Security: Building securitySecurity fencing
• Utilities: Public waterPublic sewerElectricity available (220V in kitchen)Water connected, sewer available
• Home design: CondominiumOne levelFaces eastResale propertyAccessible doors, accessible hallways and ramped approachBuilding name: IVANHOEFive-story building
• Construction: Concrete block with stucco constructionTar and gravel roofBlock foundationOriginally built prior to resale (public records building area 585)
• Exterior features: Landscaped groundsAsphalt road frontage on a privately maintained roadNo waterfront

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorFreezer
• Bedrooms: One main-level bedroom
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCeiling fans and electric cooling
• Interior features: No interior features listedBlinds and drapes on windows
• Laundry & utility: Laundry in common area

Price history

-4.1% since first listed

3 events — show timeline

• 2026-04-10 Price Changed $94,499 Beaches MLS
• 2026-03-13 Price Changed $98,499 Beaches MLS
• 2026-03-10 Listed $98,500 Beaches MLS