411 S Hollybrook Dr #105 · Pembroke Pines, FL 33025

$94,500

1 bd · 2.0 ba · 900 sqft · Condo public records · 77 Days on market

Built 1974 $721/mo HOA · 34% of rent

---

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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED! MOTIVATED SELLER! First-floor condo with and easy walk-out access to parking and a screened-in patio overlooking the golf course. Enjoy watching golfers right from your backyard. Features newer impact windows and doors. Extra storage unit. Furniture negotiable. Resort-style amenities include a PGA Championship golf course with complimentary golf, 7 heated pools, fitness center, tennis, pickleball, restaurant, EV charging, free car wash area, and social activities. 55+ community. One pet under 20lbs allowed. Schedule your showing today!

Key facts

• $721 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Quarterly association fees (multiple fee entries); Association covers amenities, common areas, cable TV, golf, insurance, internet, laundry, grounds and structure maintenance, pool(s), recreation facilities, roof, security, trash, and water; Community amenities include billiard room, bike storage, elevators, fitness center, golf course, laundry, pickleball, pool, shuffleboard, storage, tennis courts, transportation service, and vehicle wash area; Located in a golf course community; Senior community

Exterior

• Parking: Guest parking; One designated space
• Security: Key card entry; Security guard; Security/high impact doors
• Utilities: Water service included in association (see HOA); Sewer and power available; Has central heating and cooling
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Patio; Screened patio; On golf course; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Other interior features; Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $213 ($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: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (-0.9%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 $653 of loan paydown is wiped out by about $3k 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 77 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 34% of rent.
• 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 $88,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 2.27% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.72×
• Total profit: $-7,525
• Equity at exit: $14,090

10-year hold

• IRR: -9.6%
• Equity multiple: 0.58×
• Total profit: $-11,234
• Equity at exit: $8,171

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 33025

• Rents YoY: -0.9%
• Active inventory: 438
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$496
• Tax from tax record: −$228 /mo · $2,734/yr
• Insurance: −$39
• HOA: −$721
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $213

Break-even live

Break-even rent $1,878

Max offer price $94,500

Occupancy floor 85%

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	4d	1	0.15mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	22d	1	0.15mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	24d	1	0.15mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	24d	1	0.16mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	24d	1	0.22mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	22d	2	0.24mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	18d	1	0.24mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	24d	1	0.28mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	2d	1	0.29mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	24d	1	0.29mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	3d	1	0.29mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	5d	2	0.29mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	24d	1	0.33mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	4d	1	0.33mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	5d	2	0.34mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	5d	1	0.35mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	24d	1	0.36mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	24d	1	0.36mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	24d	1	0.36mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	15d	1	0.36mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	24d	1	0.37mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	13d	1	0.38mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	24d	1	0.40mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	11d	1	0.40mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	17d	1	0.41mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	24d	1	0.42mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	5d	1	0.45mi
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	24d	1	0.48mi
9610 NW 2nd St Unit 8-203 Pembroke Pines, FL	2.0	2.0	1000	$2,250	$2.25	24d	1	0.51mi
9645 NW 1st Ct Unit 1-303 Pembroke Pines, FL	2.0	2.0	1000	$2,390	$2.39	21d	1	0.60mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	20d	1	0.60mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	7d	1	0.60mi
9645 NW 1st Ct Pembroke Pines, FL	2.0	2.0	1000	$2,332	$2.33	24d	2	0.61mi
9650 NW 2nd St Unit 4-304 Pembroke Pines, FL	2.0	2.0	1000	$2,400	$2.40	7d	1	0.63mi
8530 SW 1st St Pembroke Pines, FL	1.0	1.0	829	$2,249	$2.71	21d	1	0.75mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	24d	2	0.77mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,750	$1.69	4d	3	0.77mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	7d	2	0.77mi
8915 SW 18th St Miramar, FL	2.0	2.5	1120	$2,650	$2.37	24d	1	0.81mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	3d	1	0.84mi

HOA detail condo

• Monthly dues: $721 · $8,652/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $94,500 Active 77 DOM
2. 2026-06-17
   days on market $94,500 Active 76 DOM
3. 2026-06-16
   days on market $94,500 Active 75 DOM
4. 2026-06-15
   days on market $94,500 Active 74 DOM
5. 2026-06-13
   days on market $94,500 Active 72 DOM
6. 2026-06-09
   days on market $94,500 Active 68 DOM
7. 2026-06-08
   days on market $94,500 Active 67 DOM
8. 2026-06-07
   days on market $94,500 Active 66 DOM
9. 2026-06-04
   days on market $94,500 Active 63 DOM
10. 2026-06-03
    days on market $94,500 Active 62 DOM
11. 2026-06-02
    days on market $94,500 Active 61 DOM
12. 2026-06-01
    days on market $94,500 Active 60 DOM
13. 2026-05-31
    days on market $94,500 Active 59 DOM
14. 2026-04-14
    price $94,500
15. 2026-04-01
    historical
16. 2026-02-09
    price $98,000
17. 2026-01-23
    price $110,000
18. 2026-01-17
    listed $124,000 Active
19. 2025-12-07
    historical
20. 2025-03-30
    price $134,900
21. 2025-03-20
    price $139,900
22. 2025-03-07
    price $149,900
23. 2025-01-17
    listed $98,000 Active
24. 2024-12-07
    listed $155,000 Active
25. 2022-11-02
    soldstatus $110,000
26. 2005-12-01
    soldstatus $96,000
27. 2004-04-09
    soldstatus $49,900
28. 1999-07-21
    soldstatus $28,000
29. 1997-09-22
    soldstatus $16,500

ⓘ 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: $2,734 · $228/mo
• Projected year-2 tax: $2,734 · $228/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $25,768
• − Mortgage interest: −$5,293
• − Property taxes: −$2,734
• − Insurance: −$472
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$8,652
• − Depreciation: −$2,749
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,132/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+472.7% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $94,500 MARMLS
• 2026-04-01 Listing Removed — MARMLS
• 2026-02-09 Price Changed $98,000 MARMLS
• 2026-01-23 Price Changed $110,000 MARMLS
• 2026-01-17 Listed $124,000 MARMLS
• 2025-12-07 Listing Removed — MARMLS
• 2025-03-30 Price Changed $134,900 MARMLS
• 2025-03-20 Price Changed $139,900 MARMLS
• 2025-03-07 Price Changed $149,900 MARMLS
• 2025-01-17 Listed $98,000 MARMLS
• 2024-12-07 Listed $155,000 MARMLS
• 2022-11-02 Sold (Public Records) $110,000 Public Records
• 2005-12-01 Sold (Public Records) $96,000 Public Records
• 2004-04-09 Sold (Public Records) $49,900 Public Records
• 1999-07-21 Sold (Public Records) $28,000 Public Records
• 1997-09-22 Sold (Public Records) $16,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,734 · +4.5% YoY. Source: county tax records.