1101 Colony Point Cir #218 · Pembroke Pines, FL 33026

$130,000

1 bd · 2.0 ba · 680 sqft · Condo public records · 50 Days on market

Built 1979 $759/mo HOA · 37% 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 +16.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Welcome to your dream retreat in the heart of Pembroke Pines! This captivating, fully renovated 1 bed, 1.5 bath condo blends modern style with everyday comfort. Enjoy a bright, open layout and a chef’s kitchen featuring quartz countertops, stainless steel appl, & sleek cabinetry. Elegant large ceramic floors, updated baths, new screened balcony, impact windows, newer A/C, LG front-load washer/dryer add to the appeal. Furniture is negotiable! Live the good life at Colony Point, a vibrant 55+ resort-style community with clubhouse, gym, billiard room, theatre, heated pool, & walking trails. Maintenance includes cable, internet, water, security, & all amenities. Ideally loc

Key facts

• $759 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly association fee (includes common areas, cable TV, internet, grounds and structure maintenance, parking, pools, recreation facilities, reserve fund, roof, security, trash, water); Community amenities include: clubhouse, fitness center, business center, library, billiard room, barbecue/picnic areas, pickleball, tennis courts, trails, storage, transportation service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Two or more spaces available
• Security: Security guard
• Utilities: Cable available
• Home design: Condo/Apartment in a 5-story building; Faces east; Entry on level 2; Updated/remodeled; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Barbecue

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level; Great Room
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds and impact glass windows; Built-in features; Entrance foyer; Main living area at entry level; Walk-in closet(s); Furnishing negotiable
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 rising (+1.6%/yr); 222 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $899 of loan paydown is wiped out by about $4k 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 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.58% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 5.3

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-18,208
• Equity at exit: $19,383

10-year hold

• IRR: -9.2%
• Equity multiple: 0.48×
• Total profit: $-18,815
• Equity at exit: $11,240

Cash invested: $36,400 (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: 222
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$682
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$54
• HOA: −$759
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $84

Break-even live

Break-even rent $1,950

Max offer price $130,000

Occupancy floor 91%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	21d	1	0.46mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	24d	1	0.49mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	8d	1	0.49mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	0.72mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	24d	1	0.78mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	5d	1	0.78mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	21d	1	0.84mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	8d	1	0.84mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	0.84mi
2321 NW 114th Ter Unit 1442058P Pembroke Pines, FL	1.0	1.0	699	$3,028	$4.33	2d	1	0.91mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	22d	2	0.94mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	24d	2	0.94mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	24d	1	0.96mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,800	$2.43	8d	1	0.96mi
655 SW 111th Way Pembroke Pines, FL	1.0–3.0	1.0–2.0	991	$1,825	$1.84	24d	2	1.00mi
711 SW 111th Way #105 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	3d	1	1.02mi
10700 City Center Blvd Pembroke Pines, FL	3.0	1.0–2.0	977	$2,370	$2.43	2d	21	1.02mi
1100 Saint Charles Pl #620 Pembroke Pines, FL	1.0	1.5	740	$1,750	$2.36	24d	1	1.06mi
1400 Saint Charles Pl #314 Pembroke Pines, FL	1.0	1.5	740	$1,800	$2.43	24d	1	1.16mi
10400 City Center Blvd Pembroke Pines, FL	1.0–3.0	1.0–2.5	1071	$2,101	$1.96	3d	21	1.19mi

HOA detail condo

• Monthly dues: $759 · $9,108/yr
• Likely covers: waterinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 50 DOM
2. 2026-06-17
   days on market $130,000 Active 49 DOM
3. 2026-06-16
   days on market $130,000 Active 48 DOM
4. 2026-06-15
   days on market $130,000 Active 47 DOM
5. 2026-06-13
   days on market $130,000 Active 45 DOM
6. 2026-06-09
   days on market $130,000 Active 41 DOM
7. 2026-06-08
   days on market $130,000 Active 40 DOM
8. 2026-06-07
   days on market $130,000 Active 39 DOM
9. 2026-06-04
   days on market $130,000 Active 36 DOM
10. 2026-06-03
    days on market $130,000 Active 35 DOM
11. 2026-06-02
    days on market $130,000 Active 34 DOM
12. 2026-06-01
    days on market $130,000 Active 33 DOM
13. 2026-05-31
    days on market $130,000 Active 32 DOM
14. 2026-04-29
    listed $130,000 Active
15. 2025-10-29
    historical
16. 2025-10-10
    listed $150,000 Active
17. 2020-10-21
    listed $125,000 Active
18. 2020-06-24
    historical
19. 2020-05-29
    price $125,000
20. 2020-04-27
    price $129,900
21. 2020-03-16
    listed $139,000 Active
22. 2005-03-11
    soldstatus $95,300
23. 1997-08-11
    soldstatus $41,000
24. 1990-03-16
    soldstatus $37,000

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$536/yr (+$45/mo · 98.5%)

ⓘ 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 6 d/yr ≥105°F today · 22 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: $24,666
• − Mortgage interest: −$7,282
• − Property taxes: −$543
• − Insurance: −$650
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$9,108
• − Depreciation: −$3,782
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,159/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

+251.4% since first listed

11 events — show timeline

• 2026-04-29 Listed $130,000 MARMLS
• 2025-10-29 Listing Removed — MARMLS
• 2025-10-10 Listed $150,000 MARMLS
• 2020-10-21 Listed $125,000 MARMLS
• 2020-06-24 Listing Removed — MARMLS
• 2020-05-29 Price Changed $125,000 MARMLS
• 2020-04-27 Price Changed $129,900 MARMLS
• 2020-03-16 Listed $139,000 MARMLS
• 2005-03-11 Sold (Public Records) $95,300 Public Records
• 1997-08-11 Sold (Public Records) $41,000 Public Records
• 1990-03-16 Sold (Public Records) $37,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $543 · +2.0% YoY. Source: county tax records.