2040 NW 81st Ave #122 · Pembroke Pines, FL 33024

$158,900

1 bd · 1.0 ba · 675 sqft · Condo public records · 45 Days on market

Built 1972 $400/mo HOA · 23% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First Floor Corner Unit in Small Complex on Cul-de-Sac. Eat-In-Kitchen features Hardwood Cabinets & Granite Tile Tops. Community Pool. All Ages Welcome.

Key facts

• Eat-in-kitchen
• Hardwood cabinets
• Small complex

Tags

• FIRST FLOOR CORNER UNIT
• SMALL COMPLEX
• CUL-DE-SAC
• EAT-IN-KITCHEN
• HARDWOOD CABINETS
• GRANITE TILE TOPS

Property features AI

Finance

• Other: Pets allowed with size limit (maximum 20 lbs)
• Financial info: Annual tax information available
• HOA & community: Monthly association fee; Association fee covers recreation facilities, roof, sewer, trash and water; Association pool

Exterior

• Parking: One parking space
• Utilities: Water service included in association; Sewer service included in association; Trash service included in association; Power (central HVAC)
• Home design: Attached property; 2-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/patio; Association pool

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-13 ($-153/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.0%/yr); 338 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 (-3.0%/yr); year-one equity from $1k 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

• It's been on market 45 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $159k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $154,133 (3.0% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-29,745
• Equity at exit: $23,693

10-year hold

• IRR: -18.4%
• Equity multiple: 0.11×
• Total profit: $-39,478
• Equity at exit: $13,739

Cash invested: $44,492 (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 33024

• Rents YoY: 1.0%
• Active inventory: 338
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$833
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$66
• HOA: −$400
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-13

Break-even live

Break-even rent $1,737

Max offer price $156,649

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $32	+0% $-13	+5% $-58	+10% $-103
Rent	-10% $-149	-5% $-81	+0% $-13	+5% $55	+10% $123
Rate	-1.0pp $67	-0.5pp $28	base $-13	+0.5pp $-54	+1.0pp $-96

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8871 NW 15th St Pembroke Pines, FL	1.0	1.0	400	$1,250	$3.12	16d	1	0.89mi
7840 NW 3rd St Pembroke Pines, FL	1.0–2.0	1.0	737	$1,734	$2.35	1d	5	1.18mi
7151 Taft St Unit B Hollywood, FL	1.0	1.0	500	$1,000	$2.00	26d	1	1.23mi
7121 Taft St Unit A Hollywood, FL	—	1.0	400	$1,250	$3.12	26d	1	1.27mi
7777 Pines Blvd Pembroke Pines, FL	1.0	1.0	680	$1,625	$2.39	4d	1	1.29mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$1,725	$1.98	1d	6	1.35mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	17d	1	1.35mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	26d	2	1.40mi
1731 NW 96th Ter Unit 2H Pembroke Pines, FL	1.0	1.0	628	$1,795	$2.86	26d	1	1.43mi
1701 NW 96th Ter Unit 1J Pembroke Pines, FL	1.0	1.0	628	$1,900	$3.03	9d	1	1.45mi
1701 NW 96th Ter Unit 1J Pembroke Pines, FL	1.0	1.0	628	$1,900	$3.03	16d	1	1.45mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,199	$2.11	4d	17	1.47mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$1,758	$2.88	1d	11	1.48mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $158,900 Active 45 DOM
2. 2026-06-18
   days on market $158,900 Active 42 DOM
3. 2026-06-17
   days on market $158,900 Active 41 DOM
4. 2026-06-16
   days on market $158,900 Active 40 DOM
5. 2026-06-15
   days on market $158,900 Active 39 DOM
6. 2026-06-13
   days on market $158,900 Active 37 DOM
7. 2026-06-09
   days on market $158,900 Active 33 DOM
8. 2026-06-08
   days on market $158,900 Active 32 DOM
9. 2026-06-07
   days on market $158,900 Active 31 DOM
10. 2026-06-04
    days on market $158,900 Active 28 DOM
11. 2026-06-03
    days on market $158,900 Active 27 DOM
12. 2026-06-02
    days on market $158,900 Active 26 DOM
13. 2026-06-01
    days on market $158,900 Active 25 DOM
14. 2026-05-31
    days on market $158,900 Active 24 DOM
15. 2026-05-05
    listed $158,900 Active
16. 2000-11-28
    soldstatus $33,000
17. 1996-02-09
    soldstatus $29,000

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$447/yr (+$37/mo · 51.2%)

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

Taxation est. · year 1

• Rental income: $20,650
• − Mortgage interest: −$8,901
• − Property taxes: −$872
• − Insurance: −$794
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$4,800
• − Depreciation: −$4,623
• Taxable loss: −$2,644
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $482/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+447.9% since first listed

3 events — show timeline

• 2026-05-05 Listed $158,900 MARMLS
• 2000-11-28 Sold (Public Records) $33,000 Public Records
• 1996-02-09 Sold (Public Records) $29,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $872 · +3.1% YoY. Source: county tax records.