1100 Colony Point Cir #314 · Pembroke Pines, FL 33026

$165,000

2 bd · 2.0 ba · 1,180 sqft · Condo public records · 82 Days on market

Built 1980 $1010/mo HOA · 36% 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 +20.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the largest 2br, 2ba corner residence in Colony Point, a beautifully maintained manned, gated 55+ community known for its serene lakefront setting and exceptional amenities. This bright, airy home features two screened balconies overlooking the lake and extra windows that fill the interior with natural light. Perfectly located near shopping, dining, hospitals, houses of worship, and I 75, the community also offers the convenience of an on site shuttle service. Residents enjoy an impressive lineup of lifestyle features, including: a Clubhouse with theater, billiard tables, library, and indoor hot tubs, Fitness center and heated pool, Tennis, pickleball, shuffleboard, and racquetbal

Key facts

• Screened balconies
• Lakefront setting
• Fitness center

Tags

• CORNER RESIDENCE
• SCREENED BALCONIES
• LAKEFRONT SETTING
• ON SITE SHUTTLE SERVICE
• CLUBHOUSE WITH THEATER
• FITNESS CENTER

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Not a land-lease property
• HOA & community: Homeowners association: Colony Point Condominium Association, Inc.; Monthly association fee (includes cable TV, insurance, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility and pool service); Association amenities: Clubhouse, elevator(s), fitness center, jogging path, park, parking, pool (heated), sauna, shuffleboard, storage, tennis courts, trash chute, community room, courtesy bus, internet included, maintained community, sidewalks, street lights, gated security, maintenance, recreation facilities

Exterior

• Parking: Assigned parking plus guest parking (1 parking space total)
• Security: Gated community with guard; Security gate and patrol; Security system
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable connected; Phone available; Underground utilities; Electricity and water connected
• Home design: Condominium; One-level unit; Faces southeast; Resale unit
• Construction: CBS construction; Flat roof; 5-story building; Builder model: Unit D
• Exterior features: Fenced perimeter with gate and security fencing; Lake access; Landscaped grounds; Sidewalks; Asphalt road frontage (city street, publicly maintained)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric, individual units, heat strip); Central air conditioning (electric, individual units, reverse cycle); Ceiling fan(s)
• Interior features: Walk-in closets; Split bedroom layout; Closet cabinetry; Blinds
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Laundry located inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Pembroke Lakes Elementary School (math 62% / reading 73%, grade B+, #435 of 2,144 statewide, top 21%, 657 students, 51% 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) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 $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 82 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $165k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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. 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: 1.72% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-16,106
• Equity at exit: $24,602

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-9,514
• Equity at exit: $14,266

Cash invested: $46,200 (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 33026

• Rents YoY: 1.6%
• Active inventory: 227
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$865
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$69
• HOA: −$1,010
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $221

Break-even live

Break-even rent $2,560

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $314	-5% $267	+0% $221	+5% $174	+10% $127
Rent	-10% $-4	-5% $108	+0% $221	+5% $333	+10% $445
Rate	-1.0pp $304	-0.5pp $263	base $221	+0.5pp $178	+1.0pp $134

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 NW 113th Way Pembroke Pines, FL	2.0	1.5	1482	$3,000	$2.02	25d	1	0.12mi
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1494	$3,600	$2.41	25d	1	0.14mi
11804 NW 13th St Unit 11804 Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	4d	1	0.16mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,399	$2.58	18d	1	0.19mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,600	$2.76	0d	1	0.23mi
11761 NW 12th St Pembroke Pines, FL	3.0	2.0	1304	$3,799	$2.91	25d	1	0.24mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	25d	1	0.27mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	6d	1	0.27mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	8d	1	0.34mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	25d	1	0.34mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	4d	1	0.34mi
1660 NW 113th Way Unit 16 Pembroke Pines, FL	3.0	2.0	1500	$2,900	$1.93	0d	1	0.36mi
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	25d	1	0.37mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	8d	1	0.38mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	25d	1	0.41mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	25d	1	0.46mi
1061 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,500	$1.83	25d	1	0.47mi
971 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,800	$2.05	8d	1	0.47mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	13d	1	0.49mi
11358 Taft St #11358 Pembroke Pines, FL	2.0	2.0	980	$2,300	$2.35	0d	1	0.50mi
1276 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,700	$1.97	25d	1	0.50mi
12266 NW 10th St Pembroke Pines, FL	3.0	2.0	1432	$2,999	$2.09	25d	1	0.50mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	25d	1	0.51mi
12305 NW 11th Ct Unit 12305 Pembroke Pines, FL	2.0	2.0	1368	$2,750	$2.01	6d	1	0.53mi
101 SW 117th Ave #7101 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	3d	1	0.62mi
1325 NW 124th Ave Pembroke Pines, FL	2.0	2.5	1266	$2,950	$2.33	19d	1	0.64mi
1325 NW 124th Ave Unit 1325 Pembroke Pines, FL	2.0	2.5	1266	$2,950	$2.33	25d	1	0.64mi
1325 NW 124th Ave Unit 1325 Pembroke Pines, FL	2.0	2.5	1266	$2,850	$2.25	3d	1	0.64mi
131 SW 117th Ave #8101 Pembroke Pines, FL	2.0	2.0	1130	$2,350	$2.08	21d	1	0.66mi
131 SW 117th Ave #8307 Pembroke Pines, FL	2.0	2.0	1130	$2,380	$2.11	25d	1	0.66mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	18d	1	0.66mi
11700 SW 1st St #3207 Pembroke Pines, FL	3.0	2.0	1330	$3,000	$2.26	19d	1	0.66mi
140 SW 117th Ave #4204 Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	0d	1	0.68mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	0d	1	0.68mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	13d	1	0.68mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,000	$2.14	0d	1	0.68mi
151 SW 117th Ave #9308 Pembroke Pines, FL	2.0	2.0	1130	$2,650	$2.35	25d	1	0.69mi
11601 SW 2nd St #21108 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	25d	1	0.71mi
11701 SW 2nd St #5106 Pembroke Pines, FL	2.0	2.0	1130	$2,450	$2.17	21d	1	0.71mi
11701 SW 2nd St #5104 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	16d	1	0.71mi

HOA detail condo

• Monthly dues: $1,010 · $12,120/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $165,000 Active 82 DOM
2. 2026-06-18
   days on market $165,000 Active 79 DOM
3. 2026-06-17
   days on market $165,000 Active 78 DOM
4. 2026-06-16
   days on market $165,000 Active 77 DOM
5. 2026-06-15
   days on market $165,000 Active 76 DOM
6. 2026-06-13
   days on market $165,000 Active 74 DOM
7. 2026-06-09
   days on market $165,000 Active 70 DOM
8. 2026-06-08
   days on market $165,000 Active 69 DOM
9. 2026-06-07
   days on market $165,000 Active 68 DOM
10. 2026-06-04
    days on market $165,000 Active 65 DOM
11. 2026-06-03
    days on market $165,000 Active 64 DOM
12. 2026-06-02
    days on market $165,000 Active 63 DOM
13. 2026-06-01
    days on market $165,000 Active 62 DOM
14. 2026-05-31
    days on market $165,000 Active 61 DOM
15. 2026-03-31
    listed $179,500 Active
16. 1996-04-04
    soldstatus $75,000
17. 1982-07-01
    soldstatus $73,333
18. 1982-07-01
    soldstatus $80,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$424/yr (+$35/mo · 44.9%)

ⓘ 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: $34,076
• − Mortgage interest: −$9,243
• − Property taxes: −$945
• − Insurance: −$825
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − HOA: −$12,120
• − Depreciation: −$4,800
• Taxable income: $691
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $2,481/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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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 0.69)
• 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%

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

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

+144.8% since first listed

4 events — show timeline

• 2026-03-31 Listed $179,500 Beaches MLS
• 1996-04-04 Sold (Public Records) $75,000 Public Records
• 1982-07-01 Sold (Public Records) $80,000 Public Records
• 1982-07-01 Sold (Public Records) $73,333 Public Records

Property tax history

+1.2%/yr

Latest (2025): $945 · +1.5% YoY. Source: county tax records.