20831 NW 3rd Ct · Pembroke Pines, FL 33029

$390,000

2 bd · 2.5 ba · 1,114 sqft · SingleFamily public records · 7 Days on market

Built 2001 1,199 sqft lot $190/mo HOA · 5% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful townhouse in the best school area, gated community with club house. No short sale or foreclosure. 2 Bedrooms and 2.5 Bathrooms

Key facts

• Brand new roof
• Updated kitchen
• Enclosed patio

Tags

• UPDATED KITCHEN
• ENCLOSED PATIO
• PRIVATE STORAGE CLOSET
• NEWER TANKLESS WATER HEATER
• BRAND NEW ROOF
• UPDATED COMMUNITY POOL

Property features AI

Finance

• Other: In-ground community pool
• HOA & community: Monthly association fee; HOA covers common area maintenance and grounds maintenance; Community pool; Community pickleball courts; Sidewalks

Exterior

• Parking: Guest parking available
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces northwest; Planned Unit Development (PUD)
• Construction: Block construction; Shingle roof; Resale home
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Main-level bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Combined living and dining area; Family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (11.0% below list).
• Recommended offer: $347k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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+, 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 (-1.2%/yr); 240 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $250k; list at $390k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $347,181 (11.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-81,830
• Equity at exit: $58,150

10-year hold

• IRR: -27.5%
• Equity multiple: -0.11×
• Total profit: $-121,012
• Equity at exit: $33,720

Cash invested: $109,200 (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 33029

• Home prices YoY: -18.3%
• Rents YoY: -1.2%
• Active inventory: 240
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,472 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$480 /mo · $5,765/yr
• Insurance: −$162
• HOA: −$190
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $-135

Break-even live

Break-even rent $3,643

Max offer price $366,081

Occupancy floor 99%

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20861 NW 4th St Pembroke Pines, FL	3.0	2.5	1361	$4,000	$2.94	24d	1	0.11mi
20875 NW 4th St Pembroke Pines, FL	2.0	2.5	1361	$2,500	$1.84	24d	1	0.14mi
20841 NW 1st St Pembroke Pines, FL	3.0	2.0	1225	$3,500	$2.86	24d	1	0.15mi
20807 NW 1st St #20807 Pembroke Pines, FL	2.0	2.5	1361	$2,650	$1.95	16d	1	0.16mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	12d	1	0.56mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	16d	1	0.56mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	4d	1	0.75mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	24d	1	0.75mi
740 NW 219th Ave Unit 2 Pembroke Pines, FL	1.0	2.0	724	$2,200	$3.04	24d	1	0.88mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: security

Listing history 6 events

1. 2026-06-18
   days on market $390,000 Active 7 DOM
2. 2026-06-17
   days on market $390,000 Active 6 DOM
3. 2026-06-16
   days on market $390,000 Active 5 DOM
4. 2026-06-15
   days on market $390,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $390,000 Active 2 DOM

ⓘ 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: $5,765 · $480/mo
• Projected year-2 tax: $5,765 · $480/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,662
• − Mortgage interest: −$21,846
• − Property taxes: −$5,765
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,333
• − Management: −$3,333
• − HOA: −$2,280
• − Depreciation: −$11,345
• Taxable loss: −$8,191
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $341/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): 44,070
• Household income: $146,237
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 307.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 29% White 27% Black 20% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 14% Dominican 3%
• Common ancestry: Hispanic 2% Russian 1% Estonian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 53% English-only · Spanish 38% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -83.68%
• Current HPI: 373.7752
• Rent YoY: ▼ -1.17%
• 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

-68.5% since first listed

7 events — show timeline

• 2026-06-11 Listed $390,000 MARMLS
• 2019-04-25 Sold (Public Records) $250,000 Public Records
• 2019-04-12 Sold (MLS) $250,000 MARMLS
• 2019-03-05 Pending — MARMLS
• 2018-11-05 Price Changed $256,000 MARMLS
• 2018-09-01 Listed $260,000 MARMLS
• 1998-04-03 Sold (Public Records) $1,239,200 Public Records

Property tax history

+11.3%/yr

Latest (2025): $5,765 · -2.4% YoY. Source: county tax records.