1601 SW 128th Ter Unit 407a · Pembroke Pines, FL 33027

$139,888

1 bd · 2.0 ba · 960 sqft · Condo public records · 78 Days on market

Built 1993 $473/mo HOA · 23% 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 +17.6/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* FANTASTIC OPPORTUNITY TO OWN A DESIRABLE NANDINA MODEL (1,033 sq. ft )1BR 1.5BA, on 4TH FLOOR in one of the THE NEWEST BUILDINGS in Century Village (Garfield "A" from 1994). Unit has PERGO WOOD FLOORS, WALK-IN SHOWER + WALK-IN MASTER CLOSET. Building has ELEVATOR, CENTRAL AC & WASHER-DRYER IN UNIT. ASSIGNED PARKING 40. This Building has a great location, is very close to the second entrance for residents that exits to Pembroke Road, avoiding the traffic on Pines Blvd. Maintenance fees includes water, cable, internet, w/ endless amenities: a million-dollar clubhouse. CVP $267.82 + Garfield $472.25 both maintenance fees are paid monthly. This unit is PRICED TO SELL! * AC IS NOT WORKING AND PROPERTY IS SOLD AS-IS *

Key facts

• Tennis
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• COMMUNITY ENTRANCE
• CLUBHOUSE
• FITNESS CENTERS
• POOLS
• TENNIS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association (monthly fee); Association amenities include: billiard room, clubhouse, fitness center, pool, sauna, trash chute, courtesy bus, library, security, maintenance; Association fee: $473 monthly; Association fee includes maintenance (grounds & structure), sewer, trash, water, common areas, elevator, golf, recreation facility; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Total 1 parking space
• Security: Security guard; Security patrol; Security fence; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; Faces north; Resale
• Construction: Built with CBS construction; Shingle roof; 4-story building; Builder model: Nandina
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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 19d 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 32% 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 $967 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 78 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,494 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 5.7

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-15,451
• Equity at exit: $27,088

10-year hold

• IRR: -8.4%
• Equity multiple: 0.46×
• Total profit: $-21,020
• Equity at exit: $23,073

Cash invested: $39,169 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$734
• Tax from tax record: −$253 /mo · $3,033/yr
• Insurance: −$58
• HOA: −$473
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $110

Break-even live

Break-even rent $1,921

Max offer price $139,888

Occupancy floor 90%

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: $34,972
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	11d	1	0.14mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.20mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	7d	1	0.20mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	10d	1	0.21mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	24d	1	0.21mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	24d	1	0.21mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	24d	2	0.22mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	5d	2	0.22mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	24d	2	0.22mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	13d	2	0.28mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	24d	2	0.28mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$1,850	$1.54	4d	2	0.28mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	0.32mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	20d	1	0.34mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	3d	1	0.34mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	22d	1	0.35mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	24d	1	0.36mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$1,860	$1.46	24d	2	0.44mi
12154 Saint Andrews Pl #110 Miramar, FL	2.0	2.5	1100	$2,490	$2.26	7d	1	0.47mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	17d	1	0.52mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	7d	1	0.52mi
12148 Saint Andrews Pl #107 Miramar, FL	2.0	2.0	983	$2,350	$2.39	24d	1	0.52mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	24d	1	0.52mi
2091 Renaissance Blvd #207 Miramar, FL	2.0	1.0	830	$2,100	$2.53	24d	1	0.53mi
13455 SW 16th Ct Unit 306-F Pembroke Pines, FL	2.0	1.5	936	$2,000	$2.14	18d	1	0.54mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	17d	1	0.54mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.55mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	14d	1	0.56mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	24d	1	0.56mi
2081 Renaissance Blvd #205 Miramar, FL	2.0	2.0	966	$2,500	$2.59	7d	1	0.57mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	13d	2	0.58mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	1	0.58mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	7d	1	0.59mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	19d	1	0.60mi
2071 Renaissance Blvd Miramar, FL	2.0	2.0	966	$2,350	$2.43	4d	2	0.60mi
2071 Renaissance Blvd Miramar, FL	2.0	2.0	966	$2,350	$2.43	13d	2	0.60mi
2486 Centergate Dr #102 Miramar, FL	1.0	1.0	850	$1,950	$2.29	22d	1	0.60mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.60mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$1,750	$1.49	5d	3	0.61mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	24d	1	0.61mi

HOA detail condo

• Monthly dues: $473 · $5,676/yr
• Likely covers: waterinternetcableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-11
   price $139,888
2. 2026-05-01
   price $149,888
3. 2026-02-18
   listed $155,000 Active
4. 2025-09-12
   historical
5. 2025-03-12
   listed $180,000 Active
6. 2025-02-04
   soldstatus $146,000
7. 2024-11-12
   soldstatus $146,000 Closed 741-char remark

   Show marketing remark (741 chars)

   * FANTASTIC OPPORTUNITY TO OWN A DESIRABLE NANDINA MODEL (1,033 sq. ft )1BR 1.5BA, on 4TH FLOOR in one of the THE NEWEST BUILDINGS in Century Village (Garfield "A" from 1994). Unit has PERGO WOOD FLOORS, WALK-IN SHOWER + WALK-IN MASTER CLOSET. Building has ELEVATOR, CENTRAL AC & WASHER-DRYER IN UNIT. ASSIGNED PARKING 40. This Building has a great location, is very close to the second entrance for residents that exits to Pembroke Road, avoiding the traffic on Pines Blvd. Maintenance fees includes water, cable, internet, w/ endless amenities: a million-dollar clubhouse. CVP $267.82 + Garfield $472.25 both maintenance fees are paid monthly. This unit is PRICED TO SELL! * AC IS NOT WORKING AND PROPERTY IS SOLD AS-IS *

8. 2024-10-15
   historical Active Under Contract 741-char remark

   Show marketing remark (741 chars)

   * FANTASTIC OPPORTUNITY TO OWN A DESIRABLE NANDINA MODEL (1,033 sq. ft )1BR 1.5BA, on 4TH FLOOR in one of the THE NEWEST BUILDINGS in Century Village (Garfield "A" from 1994). Unit has PERGO WOOD FLOORS, WALK-IN SHOWER + WALK-IN MASTER CLOSET. Building has ELEVATOR, CENTRAL AC & WASHER-DRYER IN UNIT. ASSIGNED PARKING 40. This Building has a great location, is very close to the second entrance for residents that exits to Pembroke Road, avoiding the traffic on Pines Blvd. Maintenance fees includes water, cable, internet, w/ endless amenities: a million-dollar clubhouse. CVP $267.82 + Garfield $472.25 both maintenance fees are paid monthly. This unit is PRICED TO SELL! * AC IS NOT WORKING AND PROPERTY IS SOLD AS-IS *

9. 2024-10-09
   listed $139,600 Active 741-char remark

   Show marketing remark (741 chars)

   * FANTASTIC OPPORTUNITY TO OWN A DESIRABLE NANDINA MODEL (1,033 sq. ft )1BR 1.5BA, on 4TH FLOOR in one of the THE NEWEST BUILDINGS in Century Village (Garfield "A" from 1994). Unit has PERGO WOOD FLOORS, WALK-IN SHOWER + WALK-IN MASTER CLOSET. Building has ELEVATOR, CENTRAL AC & WASHER-DRYER IN UNIT. ASSIGNED PARKING 40. This Building has a great location, is very close to the second entrance for residents that exits to Pembroke Road, avoiding the traffic on Pines Blvd. Maintenance fees includes water, cable, internet, w/ endless amenities: a million-dollar clubhouse. CVP $267.82 + Garfield $472.25 both maintenance fees are paid monthly. This unit is PRICED TO SELL! * AC IS NOT WORKING AND PROPERTY IS SOLD AS-IS *

10. 2011-04-27
    soldstatus $47,000
11. 1993-09-10
    soldstatus $59,600
12. 1993-08-01
    soldstatus $59,600

ⓘ 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: $3,033 · $253/mo
• Projected year-2 tax: $3,033 · $253/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 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $24,730
• − Mortgage interest: −$7,836
• − Property taxes: −$3,033
• − Insurance: −$699
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$5,676
• − Depreciation: −$4,069
• Taxable loss: −$541
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $1,455/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): 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

+134.7% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $139,888 Beaches MLS
• 2026-05-01 Price Changed $149,888 Beaches MLS
• 2026-02-18 Listed $155,000 Beaches MLS
• 2025-09-12 Listing Removed — MARMLS
• 2025-03-12 Listed $180,000 MARMLS
• 2025-02-04 Sold (Public Records) $146,000 Public Records
• 2024-11-12 Sold (MLS) $146,000 MARMLS
• 2024-10-15 Contingent — MARMLS
• 2024-10-09 Listed $139,600 MARMLS
• 2011-04-27 Sold (Public Records) $47,000 Public Records
• 1993-09-10 Sold (Public Records) $59,600 Public Records
• 1993-08-01 Sold (Public Records) $59,600 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,033 · +389.7% YoY. Source: county tax records.