13700 SW 11th St Unit 201a · Pembroke Pines, FL 33027

$265,000

2 bd · 2.0 ba · 1,533 sqft · Condo · 8 Days on market

Built 1993 Good condition $523/mo HOA · 20% of rent

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Why this score? — see what drove the D 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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Discover the ultimate in active adult living with this beautifully renovated 2-bedroom, 2-bathroom condo located in the prestigious, guard-gated Century Village at Pembroke Pines. This move-in-ready residence boasts a stylishly upgraded kitchen and elegant wood flooring throughout, all complemented by a private balcony offering serene, picturesque views of the lake. Beyond the unit, you'll enjoy a resort lifestyle centered around a multi-million dollar clubhouse featuring an 18-hole golf course, professional tennis and pickleball courts, and multiple sparkling swimming pools. Residents also benefit from a state-of-the-art theater hosting top-tier entertainment, along with a vibrant social s

Key facts

• 18-hole golf course
• Guard-gated
• Private balcony

Tags

• GUARD-GATED
• PRIVATE BALCONY
• PICTURESQUE VIEWS
• MULTI-MILLION DOLLAR CLUBHOUSE
• 18-HOLE GOLF COURSE
• PROFESSIONAL TENNIS COURTS

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Part of an association (Plymouth at Century Village); HOA dues paid monthly; HOA covers cable TV, grounds maintenance, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility; Community amenities: billiard room, clubhouse, elevators, fitness center, golf course, game room, on-site management, parking, tennis courts, manager on site, trash chute, cafe/restaurant, community room, courtesy bus, heated pool, hobby room, maintained community, pickleball courts, sidewalks, security

Exterior

• Parking: Assigned parking (1 space)
• Security: Community security
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Cable connected
• Home design: Condominium; One level; Resale property; Faces north
• Construction: Concrete block with stucco construction; Shingle roof; 4 total stories
• Exterior features: Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator; Electric cooktop
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (1.5% below list).
• Recommended offer: $223k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Pembroke Pines — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lakeside Elementary School (math 53% / reading 63%, grade C+, #751 of 2,144 statewide, top 36%, 631 students, 57% 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).
• Market conditions: Rents soft (-0.2%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $222,776 (15.9% below list)

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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 8.5

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: -20.9%
• Equity multiple: 0.22×
• Total profit: $-57,723
• Equity at exit: $51,315

10-year hold

• IRR: -20.9%
• Equity multiple: -0.25×
• Total profit: $-92,411
• Equity at exit: $43,708

Cash invested: $74,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,611 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$523
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-292

Break-even live

Break-even rent $2,980

Max offer price $222,776

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.13mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	3d	1	0.14mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	4d	1	0.16mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	1d	2	0.18mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	7d	1	0.18mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	17d	1	0.26mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	24d	1	0.27mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	3d	1	0.28mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	7d	1	0.28mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	24d	1	0.28mi
943 SW 143rd Ter #2109 Pembroke Pines, FL	3.0	2.5	1390	$3,050	$2.19	20d	1	0.28mi
1009 SW 144th Ave #2701 Pembroke Pines, FL	3.0	2.5	1396	$2,850	$2.04	24d	1	0.30mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	15d	1	0.32mi
1064 SW 144th Ave #807 Pembroke Pines, FL	3.0	2.5	1613	$2,950	$1.83	24d	1	0.32mi
1088 SW 144th Ave #801 Pembroke Pines, FL	3.0	2.5	1613	$3,100	$1.92	24d	1	0.33mi
814 SW 143rd Ter #208 Pembroke Pines, FL	3.0	2.5	1613	$2,750	$1.70	24d	1	0.34mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,982	$2.86	1d	21	0.40mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	24d	1	0.41mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	24d	2	0.57mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	15d	1	0.57mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	7d	1	0.57mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	24d	2	0.61mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	5d	2	0.61mi
13401 NW 5th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1126	$2,940	$2.61	1d	13	0.69mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.71mi
12955 SW 16th Ct Pembroke Pines, FL	2.0	2.0	1533	$2,300	$1.50	24d	1	0.75mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	24d	1	0.75mi
819 SW 147th Ave #1405 Pembroke Pines, FL	2.0	2.5	1662	$2,800	$1.68	24d	1	0.79mi
932 SW 147th Ave #2905 Pembroke Pines, FL	2.0	2.5	1678	$2,850	$1.70	17d	1	0.79mi
845 SW 147th Ave #1901 Pembroke Pines, FL	3.0	3.5	1782	$3,300	$1.85	14d	1	0.79mi
966 SW 147th Ave #2604 Pembroke Pines, FL	3.0	2.0	1318	$3,200	$2.43	2d	1	0.79mi
14623 SW 7th St Unit 4-12 Pembroke Pines, FL	2.0	2.5	1560	$2,850	$1.83	22d	1	0.79mi
1030 SW 147th Ave Pembroke Pines, FL	3.0	3.5	1745	$3,000	$1.72	24d	1	0.80mi
13651 NW 4th St Pembroke Pines, FL	1.0–3.0	1.5–3.0	1187	$3,190	$2.69	2d	15	0.81mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.81mi
1424 SW 147th Ave #1424 Pembroke Pines, FL	3.0	3.5	1817	$3,450	$1.90	20d	1	0.81mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	5d	3	0.82mi
1524 SW 147th Ave Unit 1524 Pembroke Pines, FL	3.0	3.0	1826	$3,200	$1.75	3d	1	0.82mi
14776 SW 10th St #10501 Pembroke Pines, FL	3.0	3.5	1817	$3,400	$1.87	7d	1	0.83mi
950 SW 147th Ave #2611 Pembroke Pines, FL	3.0	2.0	1318	$3,050	$2.31	24d	1	0.84mi

HOA detail condo

• Monthly dues: $523 · $6,276/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-27
   listed $265,000 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 (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $31,330
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − HOA: −$6,276
• − Depreciation: −$7,709
• Taxable loss: −$7,812
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-1,627/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready 2-bedroom, 2-bathroom condo in Century Village at Pembroke Pines offers a stylish and well-maintained living space with upgrades in the kitchen and bathrooms. The property is in good condition with no visible repairs needed, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and adds 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

2 events — show timeline

• 2026-05-06 Pending — Beaches MLS
• 2026-04-27 Listed $265,000 Beaches MLS