901 Colony Point Cir · Pembroke Pines, FL 33026

$199,900

3 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 14 Days on market

Built 1981 Good condition $181/sqft · 50% below area Est $371k · 46% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

SOUGHT AFTER 1ST FLOOR LAKE VIEW HOME IS BRIGHT & amp; FEATURES TITLE THROUGHOUT, NEW AC 2015, WASHER/DRYER IN UNIT, LARGE MASTER BEDROOM W WALK-IN CLOSET & amp; HURRICANE IMPACT WINDOW, SCREENED IN PATIO W AMAZING VIEWS. ADULT COMMUNITY W RESORT STYLE LIVING & amp; MANY AMENITIES SUCH AS CLUB HOUSE, POOL, JACUZZI, SAUNA, GYM, BUS SERVICE, JOG PATH, MOVIES, RACQUET BALL, TENNIS, CRAFT, CARD & amp; CHESS ROOM, BILLIARDS, BINGO, MOVIES, LIBRARY IN PRIME LOCATION NEAR FREEWAYS, MEMORIAL HOSPITAL, MALL, SHOPPING & amp; RESTAURANTS.

Key facts

• Lake view
• Club house
• Walk in closet

Tags

• LAKE VIEW
• WASHER DRYER IN UNIT
• WALK IN CLOSET
• HURRICANE IMPACT WINDOW
• SCREENED IN PATIO
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 12.9% 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 rising (+1.6%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.57%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (median comp): $371,442
• List price: $199,900
• Delta: -46.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 NW 122nd Ter #0	0.66mi	3/2.0	1,095 (-1%)	1mo	$385,000	$352	63
1172 NW 122nd Ter	0.67mi	3/2.0	1,095 (-1%)	4mo	$350,000	$320	60
11654 NW 11th St #11654	0.38mi	2/2.0 (-1)	972 (-12%)	6mo	$363,000	$373	48
2350 Pecan Ct	1.00mi	3/2.0	1,172 (+6%)	6mo	$430,000	$367	46
11180 Redwood	0.91mi	2/2.0 (-1)	1,196 (+8%)	2mo	$414,000	$346	41
2330 Plum Ct	1.11mi	2/2.0 (-1)	1,196 (+8%)	2mo	$435,000	$364	40
10304 Fairway Rd	1.03mi	3/2.0	1,218 (+10%)	5mo	$381,443	$313	39
2260 Plum Ct	1.07mi	2/2.0 (-1)	988 (-10%)	2mo	$385,000	$390	37
443 SW 122nd Ter	1.10mi	2/2.5 (-1)	1,024 (-7%)	11mo	$370,000	$361	33
12166 SW 5th Ct	1.08mi	2/2.5 (-1)	1,169 (+6%)	14mo	$420,000	$359	32
2320 Elm Ct	1.12mi	2/1.0 (-1)	910 (-18%)	6mo	$365,000	$401	30
11300 SW 4th St	0.83mi	2/2.0 (-1)	1,242 (+13%)	12mo	$505,000	$407	25

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.60×
• Total profit: $33,308
• Equity at exit: $29,806

10-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $101,914
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 11 under contract
• Months of supply: 6.9 mo (15%/mo absorbed)
• Median asking: $428,450 ($352/sqft)
• Median days on market: 68 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33026

• Rents YoY: 1.6%
• Active inventory: 334
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,088 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $1,100

Break-even live

Break-even rent $1,697

Max offer price $199,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,213	-5% $1,156	+0% $1,100	+5% $1,043	+10% $986
Rent	-10% $856	-5% $978	+0% $1,100	+5% $1,222	+10% $1,344
Rate	-1.0pp $1,200	-0.5pp $1,150	base $1,100	+0.5pp $1,048	+1.0pp $995

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1060 N Hiatus Rd #1060 Pembroke Pines, FL	2.0	2.0	860	$2,200	$2.56	7d	1	0.14mi
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	120d	1	0.21mi
11060 S Lakeview Dr #11060 Pembroke Pines, FL	3.0	2.0	1359	$2,995	$2.20	6d	1	0.22mi
11328 NW 14th Ct Pembroke Pines, FL	2.0	2.0	1318	$3,300	$2.50	48d	1	0.23mi
1071 Windward Dr Pembroke Pines, FL	2.0	2.0	1070	$2,500	$2.34	61d	1	0.25mi
1151 Windward Dr #1151 Pembroke Pines, FL	2.0	2.0	1318	$2,350	$1.78	38d	1	0.26mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	120d	1	0.29mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,200	$2.43	79d	1	0.29mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,399	$2.58	113d	1	0.29mi
1424 NW 113th Way Pembroke Pines, FL	2.0	1.5	1482	$3,000	$2.02	120d	1	0.29mi
1281 W Fairway Rd #1281 Pembroke Pines, FL	2.0	2.0	1318	$3,350	$2.54	36d	1	0.32mi
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1500	$3,600	$2.40	7d	1	0.34mi
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1494	$3,600	$2.41	120d	1	0.34mi
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1500	$3,600	$2.40	0d	1	0.34mi
11804 NW 13th St Unit 11804 Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	98d	1	0.35mi
10781 NW 11th St #10781 Pembroke Pines, FL	2.0	2.5	1404	$2,900	$2.07	4d	1	0.37mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	108d	1	0.37mi
11727 NW 12th St Unit 11727 Pembroke Pines, FL	4.0	2.0	1496	$3,600	$2.41	61d	1	0.38mi
11727 NW 12th St Pembroke Pines, FL	4.0	2.0	1496	$3,600	$2.41	63d	1	0.38mi
11727 NW 12th St Unit 11727 Pembroke Pines, FL	4.0	2.0	1496	$3,800	$2.54	44d	1	0.38mi
11838 NW 13th St Unit 11838 Pembroke Pines, FL	3.0	2.0	1304	$3,550	$2.72	69d	1	0.43mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,599	$2.76	75d	1	0.43mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	11d	1	0.43mi
11838 NW 13th St Unit 11838 Pembroke Pines, FL	3.0	2.0	1304	$3,550	$2.72	44d	1	0.43mi
11761 NW 12th St Pembroke Pines, FL	3.0	2.0	1304	$3,799	$2.91	120d	1	0.44mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,450	$2.72	62d	1	0.45mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	120d	1	0.45mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,300	$2.56	26d	1	0.45mi
1401 W Golfview Dr Pembroke Pines, FL	3.0	2.0	1323	$2,800	$2.12	4d	1	0.45mi
1660 NW 113th Way Unit 16 Pembroke Pines, FL	3.0	2.0	1500	$2,900	$1.93	94d	1	0.47mi
10726 NW 11th St Pembroke Pines, FL	3.0	2.5	1346	$3,100	$2.30	11d	1	0.47mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.0	1399	$3,000	$2.14	32d	1	0.49mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,000	$2.14	94d	1	0.49mi
11938 NW 12th St Pembroke Pines, FL	3.0	2.5	1456	$3,200	$2.20	90d	1	0.50mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	103d	1	0.51mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	89d	1	0.51mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	120d	1	0.51mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	47d	1	0.51mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	98d	1	0.52mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	120d	1	0.52mi

Listing history 11 events

1. 2026-05-12
   listed $199,900 Active
2. 2026-01-12
   soldstatus $345,000
3. 2013-07-23
   historical
4. 2013-06-19
   listed $180,000 Active
5. 2010-01-27
   soldstatus $145,000
6. 2010-01-26
   soldstatus $145,000 208-char remark
7. 2009-06-25
   listed $159,000 208-char remark
8. 2006-10-20
   soldstatus $300,000
9. 1996-07-29
   soldstatus $93,000
10. 1994-08-31
    soldstatus $92,000
11. 1986-04-07
    soldstatus $70,500

ⓘ 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: $2,504 · $209/mo
• Projected year-2 tax: $2,504 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $37,060
• − Mortgage interest: −$11,198
• − Property taxes: −$2,504
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$5,815
• Taxable income: $10,614
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $10,647/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $5,515–$16,545 screening

This single-family home is in good condition with a good exterior and interior. It has a lake view and is located in a prime location with many amenities. Painting the exterior and maintaining the landscaping would significantly enhance its curb appeal and property value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Landscaping maintenance — Improves curb appeal and property value ↑

ⓘ 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.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Nova Dwight D. Eisenhower Elem C- FL #990/2,144 Nat'l #11,263/41,679 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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 13% 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 0.69)
• 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%

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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: ▼ -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

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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

Price history

+622.0% since first listed

7 events — show timeline

• 2026-05-19 Sold (Public Records) $509,000 Public Records
• 2026-01-12 Sold (Public Records) $345,000 Public Records
• 2010-01-27 Sold (Public Records) $145,000 Public Records
• 2006-10-20 Sold (Public Records) $300,000 Public Records
• 1996-07-29 Sold (Public Records) $93,000 Public Records
• 1994-08-31 Sold (Public Records) $92,000 Public Records
• 1986-04-07 Sold (Public Records) $70,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,504 · +2.9% YoY. Source: county tax records.