110 Marine Lake Dr · Pembroke Park, FL 33009

$250,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 20 Days on market

Built 2021 Good condition $270/mo HOA · 10% 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 +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.1/10.0
• Condition / age +4.2/5.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

55-Plus community. This mobile home is in the beautiful Park Lake Estates (Co-op). Open floor plan, built in 2022, you have a modern home where you can enjoy the lake with your boat, kayak, or paddleboard. The residents also have a large community swimming pool, jacuzzi, sauna, bocce, shuffleboard, billiards, and a clubhouse.

Key facts

• Billiards
• Sauna
• Shuffleboard

Tags

• LARGE COMMUNITY SWIMMING POOL
• JACUZZI
• SAUNA
• BOCCE
• SHUFFLEBOARD
• BILLIARDS

Property features AI

Finance

• Other: Community pool and spa (community amenities)
• HOA & community: Monthly association fee; Association fee: $270 per month; Community clubhouse; Community pool; Senior community

Exterior

• Parking: Covered parking pad; Carport for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Faces north
• Construction: Manufactured construction; Resale
• Exterior features: Open porch; Porch

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First-floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#493 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime C-, housing C-.
• 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 flat; 1373 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,710/mo this rent would consume 62% of the median local household income ($52k/yr) (locally 3293% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.46×
• Total profit: $-38,017
• Equity at exit: $37,276

10-year hold

• IRR: -13.3%
• Equity multiple: 0.33×
• Total profit: $-47,151
• Equity at exit: $21,615

Cash invested: $70,000 (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 33009

• Rents YoY: 0.4%
• Active inventory: 1373
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,710 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$270
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $143

Break-even live

Break-even rent $2,529

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 SW 11th Ave Hallandale Beach, FL	3.0	1.0	1200	$2,699	$2.25	24d	1	0.39mi
920 SW 11th Ave Unit 11D Hallandale Beach, FL	2.0	1.0	848	$1,695	$2.00	24d	1	0.45mi
401 SW 10th Ter Unit A Hallandale Beach, FL	2.0	1.0	1200	$2,400	$2.00	20d	1	0.46mi
3001 SW 35th Ave West Park, FL	2.0	1.0	1050	$2,400	$2.29	16d	1	0.52mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	24d	1	0.53mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	24d	1	0.55mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	20d	2	0.67mi
3830 SW 31st Dr West Park, FL	3.0	1.0	1419	$2,900	$2.04	24d	1	0.68mi
3830 SW 31st St West Park, FL	3.0	1.0	1419	$2,850	$2.01	21d	1	0.69mi
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	24d	1	0.69mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	21d	1	0.72mi
3610 SW 39th Ave West Park, FL	3.0	2.0	1157	$3,600	$3.11	16d	1	0.73mi
3610 SW 39th Ave Unit 3610 West Park, FL	3.0	2.0	1157	$3,600	$3.11	7d	1	0.73mi
829 SW 1st St Hallandale Beach, FL	2.0	2.0	850	$1,985	$2.34	24d	1	0.78mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	7d	1	0.83mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	24d	1	0.83mi
4111 SW 33rd St West Park, FL	3.0	2.0	1258	$3,000	$2.38	24d	1	0.84mi
4030 SW 28th St West Park, FL	2.0	1.0	800	$2,400	$3.00	21d	1	0.91mi
4331 SW 31st Dr West Park, FL	3.0	1.0	1130	$3,350	$2.96	24d	1	0.94mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	2d	1	0.94mi
4410 SW 39th St Unit 4410 West Park, FL	2.0	1.0	1135	$2,700	$2.38	1d	1	1.06mi
4628 SW 32nd Dr West Park, FL	3.0	1.0	1082	$2,800	$2.59	24d	1	1.13mi
852 NW 8th St #852 Hallandale Beach, FL	3.0	2.0	1170	$2,800	$2.39	21d	1	1.20mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	1.21mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	4d	1	1.25mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	24d	1	1.26mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	7d	1	1.29mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	5d	1	1.29mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	14d	1	1.29mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.29mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	7d	1	1.31mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	24d	1	1.33mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	16d	1	1.33mi
4420 SW 21st St West Park, FL	3.0	2.0	1020	$2,700	$2.65	24d	1	1.35mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	24d	1	1.36mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	24d	1	1.36mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	1.37mi
5085 SW 37th St West Park, FL	3.0	2.5	1276	$3,200	$2.51	5d	1	1.42mi
5085 SW 37th St Unit 5085 West Park, FL	3.0	2.5	1276	$3,200	$2.51	14d	1	1.42mi
4711 SW 23rd St West Park, FL	3.0	2.0	1276	$3,100	$2.43	20d	1	1.44mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-10
   status $250,000 Pending 20 DOM
2. 2026-06-09
   days on market $250,000 Active 20 DOM
3. 2026-06-08
   days on market $250,000 Active 19 DOM
4. 2026-06-07
   days on market $250,000 Active 18 DOM
5. 2026-06-04
   days on market $250,000 Active 15 DOM
6. 2026-06-03
   days on market $250,000 Active 14 DOM
7. 2026-06-02
   days on market $250,000 Active 13 DOM
8. 2026-06-01
   days on market $250,000 Active 12 DOM
9. 2026-05-31
   days on market $250,000 Active 11 DOM
10. 2026-05-20
    listed $250,000 Active

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 21 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: $32,520
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − HOA: −$3,240
• − Depreciation: −$7,273
• Taxable loss: −$2,200
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $2,246/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.

Condition & rehab AI · 30 photos

Good 85/100 None rehab

This 55+ community home is in excellent condition with modern amenities and a beautiful waterfront view. It's move-in ready and would benefit from some cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Upgrade to kitchen appliances — Modern appliances can attract more buyers
• Resale Upgrade to bathroom fixtures — Modern fixtures can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrade to kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrade to bathroom fixtures — Modern fixtures can attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 Park

• Score: 69/100
• State rank: #493
• US rank: #9041

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing C- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembroke Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 44,502
• Household income: $52,079
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3293.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 39% White 39% Two or more races 24% Black 17% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 9% Dominican 3% Salvadoran 2%
• Common ancestry: Scotch-Irish 5% Hispanic 5% Subsaharan African 3%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 38% English-only · Spanish 36% Russian/Polish/Slavic 12% French/Haitian/Cajun 7%

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: ▼ -299.13%
• Current HPI: 329.9081
• Rent YoY: ▲ 0.43%
• 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

1 event — show timeline

• 2026-05-20 Listed $250,000 MARMLS