1400 SW 124th Ter Unit 402Q · Pembroke Pines, FL 33027

$225,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 221 Days on market

Built 1989 $513/mo HOA · 22% 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 +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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
• DSCR +1.7/10.0

Listing remarks

PRIMROSE MODEL - 4th floor located at the prestigious 55+ active adult Community of Century Village. 2 bedrooms, 2 baths, totally remodeled kitchen w/ granite countertops, wood cabinets. Stackable washer & dryer. Newer appliances. Hurricane shutters, screened balcony. Close to shopping mall, major expressways and airports. Enjoy the community’s million-dollar clubhouse with is endless amenities, plus water, cable and internet which are included in the HOA monthly fee

Key facts

• Remodeled kitchen
• Screened balcony
• Hurricane shutters

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• HURRICANE SHUTTERS
• SCREENED BALCONY
• MILLION-DOLLAR CLUBHOUSE

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities, cable TV, and internet; Community amenities: clubhouse, fitness center, tennis courts, elevators; Senior community

Exterior

• Parking: Assigned parking
• Security: Security guard; Smoke detector(s)
• Home design: Condo/attached property; 4 total stories; Entry on 4th level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Storm/security shutters

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Breakfast area; Living/dining room; Walk-in closet(s); Elevator; Other interior features
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (17.1% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $187k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: 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); 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); 549 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 36% 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

• It's been on market 221 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask is 10127% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $225k implies a 492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $186,537 (17.1% 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 221 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 8.2

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: -21.5%
• Equity multiple: 0.20×
• Total profit: $-50,305
• Equity at exit: $43,569

10-year hold

• IRR: -22.1%
• Equity multiple: -0.30×
• Total profit: $-81,624
• Equity at exit: $37,111

Cash invested: $63,000 (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: 549
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$513
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-266

Break-even live

Break-even rent $2,618

Max offer price $186,537

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-188	+0% $-266	+5% $-344	+10% $-421
Rent	-10% $-446	-5% $-356	+0% $-266	+5% $-176	+10% $-86
Rate	-1.0pp $-152	-0.5pp $-209	base $-266	+0.5pp $-324	+1.0pp $-383

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.02mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	24d	1	0.04mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	16d	1	0.04mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	26d	2	0.06mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	16d	2	0.06mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	1d	2	0.06mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	6d	2	0.09mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	26d	1	0.09mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	6d	1	0.12mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	22d	1	0.12mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	26d	1	0.13mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	26d	1	0.14mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	1d	1	0.14mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	26d	1	0.14mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	12d	1	0.19mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	26d	1	0.19mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	26d	2	0.19mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	9d	1	0.21mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.21mi
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	26d	1	0.21mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	14d	1	0.28mi
12154 Saint Andrews Pl #110 Miramar, FL	2.0	2.5	1100	$2,490	$2.26	9d	1	0.31mi
12148 Saint Andrews Pl #107 Miramar, FL	2.0	2.0	983	$2,350	$2.39	26d	1	0.34mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	26d	1	0.34mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	7d	1	0.36mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	13d	1	0.36mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	26d	2	0.37mi
11801 Pembroke Rd Pembroke Pines, FL	1.0–2.0	1.0–2.0	919	$2,546	$2.77	0d	109	0.37mi
2091 Renaissance Blvd #207 Miramar, FL	2.0	1.0	830	$2,100	$2.53	26d	1	0.38mi
2081 Renaissance Blvd #205 Miramar, FL	2.0	2.0	966	$2,500	$2.59	9d	1	0.40mi
12106 Saint Andrews Pl #306 Miramar, FL	2.0	1.0	817	$2,000	$2.45	26d	1	0.42mi
12112 Saint Andrews Pl #205 Miramar, FL	2.0	1.0	817	$2,100	$2.57	22d	1	0.44mi
2071 Renaissance Blvd Miramar, FL	2.0	2.0	966	$2,350	$2.43	6d	2	0.44mi
2071 Renaissance Blvd Miramar, FL	2.0	2.0	966	$2,350	$2.43	16d	2	0.44mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	9d	1	0.45mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$2,500	$2.97	6d	3	0.47mi
12118 Saint Andrews Pl Miramar, FL	2.0	2.0	983	$2,400	$2.44	4d	2	0.47mi
12124 Saint Andrews Pl #110 Miramar, FL	2.0	2.0	983	$2,300	$2.34	24d	1	0.47mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	19d	1	0.47mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,780	$1.70	9d	1	0.47mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: waterinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $225,000 Active 221 DOM
2. 2026-06-18
   days on market $225,000 Active 218 DOM
3. 2026-06-17
   days on market $225,000 Active 217 DOM
4. 2026-06-16
   days on market $225,000 Active 216 DOM
5. 2026-06-15
   days on market $225,000 Active 215 DOM
6. 2026-06-13
   days on market $225,000 Active 213 DOM
7. 2026-06-09
   days on market $225,000 Active 209 DOM
8. 2026-06-07
   days on market $225,000 Active 207 DOM
9. 2026-06-04
   days on market $225,000 Active 204 DOM
10. 2026-06-03
    days on market $225,000 Active 203 DOM
11. 2026-06-02
    days on market $225,000 Active 202 DOM
12. 2026-06-01
    days on market $225,000 Active 201 DOM
13. 2026-05-31
    days on market $225,000 Active 200 DOM
14. 2026-04-29
    listed $2,200
15. 2026-04-27
    price $229,000
16. 2026-01-26
    price $234,000
17. 2025-11-12
    listed $239,000 Active
18. 2025-02-06
    historical
19. 2025-01-13
    price $247,000
20. 2024-11-17
    listed $250,000 Active
21. 2024-09-10
    historical
22. 2024-06-29
    listed $250,000 Active
23. 2010-01-22
    soldstatus $38,000
24. 2009-10-06
    listed $44,160

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,374
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$6,156
• − Depreciation: −$6,545
• Taxable loss: −$6,811
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $-1,555/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

-95.0% since first listed

11 events — show timeline

• 2026-04-29 Listed for Rent $2,200 MARMLS
• 2026-04-27 Price Changed $229,000 MARMLS
• 2026-01-26 Price Changed $234,000 MARMLS
• 2025-11-12 Listed $239,000 MARMLS
• 2025-02-06 Listing Removed — MARMLS
• 2025-01-13 Price Changed $247,000 MARMLS
• 2024-11-17 Listed $250,000 MARMLS
• 2024-09-10 Listing Removed — MARMLS
• 2024-06-29 Listed $250,000 MARMLS
• 2010-01-22 Sold (MLS) $38,000 Beaches MLS
• 2009-10-06 Listed $44,160 Beaches MLS