12950 SW 7th Ct Unit 310A · Pembroke Pines, FL 33027

$119,900

1 bd · 2.0 ba · 1,045 sqft · Condo public records · 154 Days on market

Built 1987

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Why this score? — see what drove the B 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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 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

Great unit at a great price!! Buckingham Building - Hibiscus model - a very large unit - ready to move into. Great views of the golf couse and lake. Washer & dryer inside unit. 55+ community. Newer building, enjoy a multimillion dollar clubhouse with rest aurants, theaters & more.

Key facts

• Gourmet kitchen
• Oversized master
• Ensuite bathroom

Tags

• GOURMET KITCHEN
• OVERSIZED MASTER
• ENSUITE BATHROOM
• WASHER DRYER IN BATHROOM
• WALK TO CLUBHOUSE
• OLYMPIC SIZED HEATED POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fees (multiple fee entries); Association covers common areas, cable TV, internet, grounds and structure maintenance, parking, pools, recreation facilities, sewer, security, trash, and water; Association amenities include clubhouse, fitness center, elevator(s), library, billiard room, barbecue and picnic areas, pickleball, pool, sauna, spa/hot tub, tennis courts, transportation service, and trash service; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condo (property attached); 4-story building; Entry on level 3; Facing northeast
• Construction: Built as resale (model: HIBISCUS); Slab foundation
• Exterior features: Balcony; Screened balcony/porch; Tennis court(s); Association heated pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Accessible elevator installed; Living/dining room; Tub with shower; Bedroom on main level; Other interior features
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (-0.2%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 (-2.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $2k 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 154 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.59% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 5.3

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $195
• Equity at exit: $23,217

10-year hold

• IRR: 4.1%
• Equity multiple: 1.29×
• Total profit: $9,788
• Equity at exit: $19,776

Cash invested: $33,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$629
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$50
• HOA est. from 2 same-building comps: −$227
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $313

Break-even live

Break-even rent $1,505

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $381	-5% $347	+0% $313	+5% $279	+10% $245
Rent	-10% $163	-5% $238	+0% $313	+5% $388	+10% $463
Rate	-1.0pp $373	-0.5pp $343	base $313	+0.5pp $282	+1.0pp $250

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$1,750	$1.49	6d	3	0.15mi
12800 SW 7th Ct Unit 102G Pembroke Pines, FL	1.0	1.0	840	$2,000	$2.38	25d	1	0.17mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	25d	1	0.18mi
12750 SW 4th Ct Unit 114J Pembroke Pines, FL	1.0	1.0	840	$1,950	$2.32	25d	1	0.19mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	25d	1	0.23mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	25d	1	0.23mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	0d	2	0.23mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	25d	1	0.25mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	8d	1	0.25mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	25d	1	0.26mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	23d	1	0.27mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,500	$1.70	8d	2	0.27mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	18d	1	0.28mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	3d	1	0.30mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	16d	1	0.30mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	25d	1	0.30mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	0d	2	0.31mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	23d	2	0.31mi
101 SW 132nd Way Unit 315J Pembroke Pines, FL	1.0	1.5	811	$1,600	$1.97	19d	1	0.31mi
12600 SW 5th Ct Pembroke Pines, FL	2.0	2.0	1349	$2,225	$1.65	12d	2	0.31mi
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,550	$1.76	5d	2	0.33mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,700	$1.83	11d	2	0.33mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,475	$1.59	25d	3	0.33mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	8d	1	0.33mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	25d	1	0.34mi
100 SW 132nd Way Unit 303K Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	16d	1	0.35mi
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	23d	2	0.36mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	6d	1	0.36mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	25d	1	0.36mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	25d	1	0.38mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	23d	1	0.38mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	2d	2	0.38mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	21d	2	0.38mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	4d	2	0.39mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	25d	2	0.41mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,780	$1.70	8d	1	0.42mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	18d	1	0.42mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	23d	2	0.43mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	25d	1	0.44mi
250 NW 130th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1123	$2,278	$2.03	0d	18	0.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $119,900 Active 154 DOM
2. 2026-06-18
   days on market $119,900 Active 151 DOM
3. 2026-06-17
   days on market $119,900 Active 150 DOM
4. 2026-06-16
   days on market $119,900 Active 149 DOM
5. 2026-06-15
   days on market $119,900 Active 148 DOM
6. 2026-06-13
   days on market $119,900 Active 146 DOM
7. 2026-06-09
   days on market $119,900 Active 142 DOM
8. 2026-06-07
   days on market $119,900 Active 140 DOM
9. 2026-06-04
   days on market $119,900 Active 137 DOM
10. 2026-06-03
    days on market $119,900 Active 136 DOM
11. 2026-06-02
    days on market $119,900 Active 135 DOM
12. 2026-06-01
    days on market $119,900 Active 134 DOM
13. 2026-05-31
    days on market $119,900 Active 133 DOM
14. 2026-05-08
    price $119,900
15. 2026-04-26
    price $123,900
16. 2026-04-01
    price $129,777
17. 2026-03-09
    price $134,000
18. 2026-02-11
    price $137,777
19. 2026-01-18
    listed $139,900 Active
20. 2008-02-09
    soldstatus $70,000 293-char remark

    Show marketing remark (293 chars)

    Great unit at a great price!! Buckingham Building - Hibiscus model - a very large unit - ready to move into. Great views of the golf couse and lake. Washer & dryer inside unit. 55+ community. Newer building, enjoy a multimillion dollar clubhouse with rest aurants, theaters & more.

21. 2008-02-06
    soldstatus $71,000
22. 1997-12-09
    soldstatus $48,800
23. 1986-10-01
    soldstatus $43,500

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,396 · $283/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $22,809
• − Mortgage interest: −$6,716
• − Property taxes: −$3,396
• − Insurance: −$600
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$2,724
• − Depreciation: −$3,488
• Taxable income: $2,235
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,218/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

+175.6% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $119,900 MARMLS
• 2026-04-26 Price Changed $123,900 MARMLS
• 2026-04-01 Price Changed $129,777 MARMLS
• 2026-03-09 Price Changed $134,000 MARMLS
• 2026-02-11 Price Changed $137,777 MARMLS
• 2026-01-18 Listed $139,900 MARMLS
• 2008-02-09 Sold (MLS) $70,000 MARMLS
• 2008-02-06 Sold (Public Records) $71,000 Public Records
• 1997-12-09 Sold (Public Records) $48,800 Public Records
• 1986-10-01 Sold (Public Records) $43,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,396 · +5.5% YoY. Source: county tax records.