11296 Taft St · Pembroke Pines, FL 33026

$215,000

1 bd · 1.5 ba · 895 sqft · Condo · 105 Days on market

Built 1982 Good condition

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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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Investor Opportunity Tenant in Place! Dont miss this exceptional income-producing opportunity! This well-located condo is perfect for investors, with a reliable tenant already in place, allowing you to generate income from day one. A fantastic 1031 exchange prospect for buyers looking to expand their portfolio with a hassle-free investment. The recently remodeled community features modern upgrades and added security cameras, providing residents with enhanced safety and peace of mind. Even better, the condo sits directly across from an elementary school, offering an extra sense of security and a family-friendly environment. Location is everything, and this property delivers. Youll fi

Key facts

• Modern upgrades
• Built 1982
• Listed 104 days

Tags

• INCOME PRODUCING OPPORTUNITY
• RECENTLY REMODELED COMMUNITY
• MODERN UPGRADES
• ADDED SECURITY CAMERAS
• WALKING DISTANCE TO GYMS
• WALKING DISTANCE TO THEATERS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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; 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 30% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 105 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,650 (9.0% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 8.0

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-44,621
• Equity at exit: $32,057

10-year hold

• IRR: -20.2%
• Equity multiple: 0.02×
• Total profit: $-59,222
• Equity at exit: $18,589

Cash invested: $60,200 (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 33026

• Rents YoY: 1.6%
• Active inventory: 222
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA est. from 1 same-building comp: −$396
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-108

Break-even live

Break-even rent $2,382

Max offer price $199,332

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-34	+0% $-108	+5% $-183	+10% $-257
Rent	-10% $-286	-5% $-197	+0% $-108	+5% $-20	+10% $69
Rate	-1.0pp $0	-0.5pp $-54	base $-108	+0.5pp $-164	+1.0pp $-221

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2321 NW 114th Ter Unit 1442058P Pembroke Pines, FL	1.0	1.0	699	$3,028	$4.33	2d	1	0.42mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	5d	1	0.62mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	24d	1	0.62mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	24d	1	0.67mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	24d	1	0.68mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	3d	1	0.68mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	8d	1	0.70mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	8d	1	0.73mi
2896 S Edgehill Ln Hollywood, FL	2.0	1.5	1026	$2,500	$2.44	16d	1	0.76mi
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	21d	1	0.88mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	24d	1	0.88mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	24d	1	0.90mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	8d	1	0.90mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	18d	1	0.97mi
10613 NW 11th St #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	24d	1	0.98mi
1148 NW 106th Ter Pembroke Pines, FL	2.0	2.0	806	$2,500	$3.10	24d	1	0.99mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	11d	1	1.01mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	24d	1	1.01mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	21d	1	1.03mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	4d	1	1.04mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	3d	1	1.04mi
10409 NW 11th St Pembroke Pines, FL	2.0	2.0	806	$2,000	$2.48	24d	1	1.06mi
10468 NW 10th St #204 Pembroke Pines, FL	2.0	2.0	806	$2,150	$2.67	24d	1	1.08mi
940 NW 104th Ave #203 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	8d	1	1.09mi
120 NW 108th Ter Pembroke Pines, FL	1.0–3.0	1.0–2.0	1101	$2,129	$1.93	3d	10	1.10mi
10329 NW 11th St #201 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	24d	1	1.11mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	22d	1	1.11mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	18d	1	1.14mi
140 SW 117th Ave Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	19d	1	1.16mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	1.17mi
10408 NW 8th St Pembroke Pines, FL	2.0	2.0	932	$2,100	$2.25	24d	1	1.18mi
11631 SW 2nd St #20103 Pembroke Pines, FL	1.0	1.0	810	$1,950	$2.41	24d	1	1.20mi
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	1.20mi
1100 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,700	$2.18	24d	1	1.21mi
1100 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,700	$2.18	4d	1	1.21mi
1100 Saint Charles Pl #620 Pembroke Pines, FL	1.0	1.5	740	$1,750	$2.36	24d	1	1.21mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	24d	1	1.21mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	3d	1	1.21mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	8d	1	1.21mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	16d	1	1.21mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $215,000 Active 105 DOM
2. 2026-06-17
   days on market $215,000 Active 104 DOM
3. 2026-06-16
   days on market $215,000 Active 103 DOM
4. 2026-06-15
   days on market $215,000 Active 102 DOM
5. 2026-06-13
   days on market $215,000 Active 100 DOM
6. 2026-06-09
   days on market $215,000 Active 96 DOM
7. 2026-06-07
   days on market $215,000 Active 94 DOM
8. 2026-06-04
   days on market $215,000 Active 91 DOM
9. 2026-06-03
   days on market $215,000 Active 90 DOM
10. 2026-06-02
    days on market $215,000 Active 89 DOM
11. 2026-06-01
    days on market $215,000 Active 88 DOM
12. 2026-05-31
    days on market $215,000 Active 87 DOM
13. 2026-03-05
    listed $215,000 Active

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

Taxation est. · year 1

• Rental income: $26,940
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$4,752
• − Depreciation: −$6,255
• Taxable loss: −$4,720
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $-166/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 · 10 photos

Good 80/100 Cosmetic rehab

This well-maintained, investor-friendly townhouse is ready for move-in with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ 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 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

1 event — show timeline

• 2026-03-05 Listed $215,000 ForSaleByOwner.com