1301 SW 134th Way Unit 312B · Pembroke Pines, FL 33027

$114,900

1 bd · 1.5 ba · 702 sqft · Condo · 105 Days on market

Built 1985 Fair condition $623/mo HOA · 33% of rent

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Why this score? — see what drove the C 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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to your Lake Front 1 bedroom 1 and a half bath unit. Enjoy spectacular sunrises right from your own balcony. Imagine your morning cup of coffee or favorite drink, overlooking the beautiful Lake View, as you enjoy the first morning light. The bedroom features a double glass sliding door that faces the lake. This unit is all about location. The building has elevator, a private parking space and plenty of guess parking. The complex is a gated community and offers many activities including clubhouse, pool, fitness center, transportation, and is minutes from shopping centers.

Key facts

• $623 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, golf, laundry, structure maintenance, parking, recreation facilities, sewer, security, trash and water; Association amenities: fitness center, laundry, pickleball, pool (heated, association), storage, tennis courts, trash service, transportation service, elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Key card entry; Security guard
• Utilities: Water service (included in association); Sewer service (included in association); Electric service; Cable TV (included in association)
• Home design: Attached property; 4-story building; Entry located on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony (screened); Exterior lighting; Lakefront property; Has a view

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceramic tile floors; Bedroom on main level
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $56 ($669/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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+, 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 soft (-0.2%/yr); 543 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $794 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 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.62% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.52×
• Total profit: $-15,312
• Equity at exit: $22,249

10-year hold

• IRR: -12.3%
• Equity multiple: 0.26×
• Total profit: $-23,921
• Equity at exit: $18,951

Cash invested: $32,172 (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: 543
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$623
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $56

Break-even live

Break-even rent $1,794

Max offer price $114,900

Occupancy floor 92%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	14d	2	0.12mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	24d	1	0.30mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	24d	1	0.36mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	24d	2	0.51mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,327	$2.23	1d	21	0.68mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	3d	1	0.72mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	14d	1	0.89mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	4d	3	0.89mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	1d	3	0.89mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	5d	2	0.89mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	18d	1	1.09mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	8d	1	1.09mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	15d	1	1.13mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	8d	1	1.16mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	19d	1	1.17mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	8d	2	1.20mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	5d	1	1.21mi
2113 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$2,000	$2.40	24d	2	1.25mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	4d	3	1.25mi
2021 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	828	$2,000	$2.42	15d	2	1.26mi
2021 Renaissance Blvd #201 Miramar, FL	1.0	1.0	690	$2,000	$2.90	11d	1	1.27mi
2103 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$1,980	$2.38	22d	2	1.29mi
3155 SW 147th Ter Miramar, FL	3.0	1.0–2.0	1001	$2,784	$2.78	2d	25	1.46mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	8d	1	1.50mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	1.50mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	21d	1	1.50mi

HOA detail condo

• Monthly dues: $623 · $7,476/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $114,900 Active 105 DOM
2. 2026-06-17
   days on market $114,900 Active 104 DOM
3. 2026-06-16
   days on market $114,900 Active 103 DOM
4. 2026-06-15
   days on market $114,900 Active 102 DOM
5. 2026-06-13
   days on market $114,900 Active 100 DOM
6. 2026-06-09
   days on market $114,900 Active 96 DOM
7. 2026-06-07
   days on market $114,900 Active 94 DOM
8. 2026-06-04
   pricedays on market $114,900 Active 91 DOM
9. 2026-06-03
   days on market $129,900 Active 90 DOM
10. 2026-06-02
    days on market $129,900 Active 89 DOM
11. 2026-06-01
    days on market $129,900 Active 88 DOM
12. 2026-05-31
    days on market $129,900 Active 87 DOM
13. 2026-03-06
    listed $129,900 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: $22,371
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$7,476
• − Depreciation: −$3,343
• Taxable loss: −$761
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $851/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 · 13 photos

Fair 45/100 Cosmetic rehab

This property is in fair condition with cosmetic updates needed, such as painting and landscaping, to enhance its resale and rental value.

Repairs flagged

• Minor Paint touch-ups — Paint appears to be in good condition with no visible damage.
• Minor Window cleaning — Windows appear to be in good condition.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and potentially increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · Paint appears to be in good condition with no visible damage.	Minor	$500–3,000
Window cleaning · Windows appear to be in good condition.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and potentially increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1728.0

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 0.65)
• 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%

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

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

1 event — show timeline

• 2026-03-06 Listed $129,900 MARMLS