700 SW 137th Ave Unit 215H · Pembroke Pines, FL 33027

$238,000

2 bd · 2.0 ba · 1,533 sqft · Condo public records · 63 Days on market

Built 1998 $569/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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Modern 2BR/2BA Condo – Resort-Style Living in a Premier 55+ Community. Experience the perfect blend of an active lifestyle and relaxing activities in this beautifully maintained two-bedroom, two-bathroom 1550 SQFT corner unit! Designed for a carefree living, this home features an open-concept layout that flows seamlessly from the galley kitchen to the spacious living area, providing an airy and inviting atmosphere. Large windows throughout fill the space with natural light. Updated cabinetry, premium countertops, and modern appliances can be found in the kitchen for your cooking pleasure. The master suite features a large walk-in closet and an updated ensuite bathroom with 2 sinks for

Key facts

• Fitness center
• Vibrant clubhouse
• Large walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• LARGE WALK-IN CLOSET
• PRIVATE SCREENED BALCONY
• VIBRANT CLUBHOUSE
• FITNESS CENTER
• SPARKLING HEATED POOLS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee includes amenities, common area maintenance, structure maintenance, recreation facilities, and roof; On-site amenities include billiard room, cabana, clubhouse, fitness center, transportation service, and elevators; Senior community

Exterior

• Parking: One parking space
• Security: Key card entry; Security guard; Smoke detectors
• Utilities: Cable available; Fuses for electric
• Home design: Attached property; 3-story building; Entry on second floor
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Complex fenced

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Self-cleaning oven
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Second floor entry; Ceramic tile flooring
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $238k.

Deal economics

• At list price, monthly cash flow is $16 ($186/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $224k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 63 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.09% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 7.6

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: -13.8%
• Equity multiple: 0.48×
• Total profit: $-34,948
• Equity at exit: $46,086

10-year hold

• IRR: -11.3%
• Equity multiple: 0.27×
• Total profit: $-48,570
• Equity at exit: $39,255

Cash invested: $66,640 (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: 543
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$99
• HOA: −$569
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $16

Break-even live

Break-even rent $2,579

Max offer price $238,000

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $83	+0% $16	+5% $-52	+10% $-119
Rent	-10% $-190	-5% $-87	+0% $16	+5% $118	+10% $221
Rate	-1.0pp $135	-0.5pp $76	base $16	+0.5pp $-46	+1.0pp $-109

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	15d	1	0.12mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.14mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	3d	1	0.33mi
943 SW 143rd Ter #2109 Pembroke Pines, FL	3.0	2.5	1390	$3,050	$2.19	21d	1	0.34mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	2d	2	0.34mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	4d	1	0.34mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	8d	1	0.35mi
814 SW 143rd Ter #208 Pembroke Pines, FL	3.0	2.5	1613	$2,750	$1.70	24d	1	0.35mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,982	$2.86	1d	21	0.35mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	24d	2	0.36mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	15d	1	0.36mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	8d	1	0.36mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	8d	1	0.36mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	24d	1	0.36mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	3d	1	0.36mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	24d	1	0.39mi
1009 SW 144th Ave #2701 Pembroke Pines, FL	3.0	2.5	1396	$2,850	$2.04	24d	1	0.39mi
1064 SW 144th Ave #807 Pembroke Pines, FL	3.0	2.5	1613	$2,950	$1.83	24d	1	0.43mi
1088 SW 144th Ave #801 Pembroke Pines, FL	3.0	2.5	1613	$3,100	$1.92	24d	1	0.44mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	18d	1	0.47mi
13401 NW 5th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1126	$2,940	$2.61	1d	13	0.47mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	24d	1	0.56mi
13651 NW 4th St Pembroke Pines, FL	1.0–3.0	1.5–3.0	1187	$3,190	$2.69	3d	15	0.60mi
250 NW 130th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1123	$2,606	$2.32	3d	16	0.66mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	24d	2	0.66mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	5d	2	0.66mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	5d	3	0.72mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.72mi
801 NW 134th Ave Pembroke Pines, FL	3.0	3.0	1701	$3,450	$2.03	24d	1	0.72mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	24d	1	0.74mi
872 NW 130th Ave #872 Pembroke Pines, FL	1.0	1.0	1672	$1,200	$0.72	24d	1	0.80mi
14623 SW 7th St Unit 4-12 Pembroke Pines, FL	2.0	2.5	1560	$2,850	$1.83	22d	1	0.81mi
12955 SW 16th Ct Pembroke Pines, FL	2.0	2.0	1533	$2,300	$1.50	24d	1	0.82mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.83mi
932 SW 147th Ave #2905 Pembroke Pines, FL	2.0	2.5	1678	$2,850	$1.70	18d	1	0.83mi
966 SW 147th Ave #2604 Pembroke Pines, FL	3.0	2.0	1318	$3,200	$2.43	2d	1	0.83mi
819 SW 147th Ave #1405 Pembroke Pines, FL	2.0	2.5	1662	$2,800	$1.68	24d	1	0.83mi
845 SW 147th Ave #1901 Pembroke Pines, FL	3.0	3.5	1782	$3,300	$1.85	14d	1	0.83mi
14634 SW 5th St Unit 1-5 Pembroke Pines, FL	2.0	2.5	1482	$2,700	$1.82	24d	1	0.84mi
1030 SW 147th Ave Pembroke Pines, FL	3.0	3.5	1745	$3,000	$1.72	24d	1	0.87mi

HOA detail condo

• Monthly dues: $569 · $6,828/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $238,000 Active 63 DOM
2. 2026-06-17
   days on market $238,000 Active 62 DOM
3. 2026-06-16
   days on market $238,000 Active 61 DOM
4. 2026-06-15
   days on market $238,000 Active 60 DOM
5. 2026-06-13
   days on market $238,000 Active 58 DOM
6. 2026-06-09
   days on market $238,000 Active 54 DOM
7. 2026-06-08
   days on market $238,000 Active 53 DOM
8. 2026-06-07
   days on market $238,000 Active 52 DOM
9. 2026-06-04
   days on market $238,000 Active 49 DOM
10. 2026-06-03
    days on market $238,000 Active 48 DOM
11. 2026-06-02
    days on market $238,000 Active 47 DOM
12. 2026-06-01
    days on market $238,000 Active 46 DOM
13. 2026-05-31
    days on market $238,000 Active 45 DOM
14. 2026-05-10
    price $238,000
15. 2026-04-16
    listed $265,000 Active
16. 2005-09-09
    soldstatus $215,000
17. 2003-04-21
    soldstatus $125,000

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$523/yr (+$44/mo · 36.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $31,182
• − Mortgage interest: −$13,332
• − Property taxes: −$1,453
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$6,828
• − Depreciation: −$6,924
• Taxable loss: −$3,533
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $1,034/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

+90.4% since first listed

4 events — show timeline

• 2026-05-10 Price Changed $238,000 MARMLS
• 2026-04-16 Listed $265,000 MARMLS
• 2005-09-09 Sold (Public Records) $215,000 Public Records
• 2003-04-21 Sold (Public Records) $125,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,453 · +3.0% YoY. Source: county tax records.