11296 Taft St · Pembroke Pines, FL 33026

$215,000

1 bd · 1.5 ba · 895 sqft · Townhouse · 201 Days on market

Built 1982 Good condition $240/sqft · 9% below area Est $236k · 9% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +11.4/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 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.

Key facts

• Modern upgrades
• Built 1982
• Listed 201 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 townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.6% 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+, crime 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% 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 201 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $235,513
• List price: $215,000
• Delta: -8.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11358 Taft St #11358	0.05mi	2/2.0 (+1)	980 (+10%)	6mo	$260,000	$265	70
1226 N Hiatus Rd #1226	0.44mi	2/2.0 (+1)	940 (+5%)	4mo	$260,000	$277	61
11509 NW 10th St #11509	0.62mi	2/2.0 (+1)	880 (-2%)	4mo	$274,000	$311	58
1100 Colony Point Cir #509	0.50mi	2/2.0 (+1)	852 (-5%)	5mo	$60,000	$70	58
11964 NW 11th St #11964	0.70mi	2/2.0 (+1)	900 (+1%)	2mo	$245,000	$272	58
1101 Colony Point Cir #218	0.43mi	1/1.5	773 (-14%)	1mo	$128,000	$166	56
1100 Colony Point Cir #206	0.50mi	1/1.5	773 (-14%)	0mo	$110,000	$142	54
1001 Colony Point Cir #305	0.53mi	1/1.5	773 (-14%)	5mo	$115,000	$149	49
901 Colony Point Cir #505	0.52mi	1/1.5	773 (-14%)	6mo	$130,000	$168	48
900 Colony Point Cir #317	0.62mi	1/1.5	773 (-14%)	1mo	$120,000	$155	48
901 Colony Point Cir #112	0.52mi	2/2.0 (+1)	1,021 (+14%)	1mo	$167,000	$164	45
1101 Colony Point Cir #422	0.43mi	2/2.0 (+1)	1,021 (+14%)	6mo	$157,000	$154	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-15,461
• Equity at exit: $32,057

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,722
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 37 active · 24 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $169,500 ($201/sqft)
• Median days on market: 92 d
• This list price: 65% of active listings are priced below it
• ARV vs active asking: +31.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33026

• Rents YoY: 1.6%
• Active inventory: 333
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $355

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 80%

Sensitivity live

Price	-10% $504	-5% $430	+0% $355	+5% $281	+10% $207
Rent	-10% $171	-5% $263	+0% $355	+5% $447	+10% $539
Rate	-1.0pp $464	-0.5pp $410	base $355	+0.5pp $300	+1.0pp $243

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11358 Taft St #11358 Pembroke Pines, FL	2.0	2.0	980	$2,300	$2.35	94d	1	0.02mi
11396 Taft St #11396 Pembroke Pines, FL	2.0	2.0	980	$2,400	$2.45	47d	1	0.04mi
2321 NW 114th Ter Unit 1442058P Pembroke Pines, FL	1.0	1.0	699	$3,003	$4.30	94d	1	0.42mi
1060 N Hiatus Rd #1060 Pembroke Pines, FL	2.0	2.0	860	$2,200	$2.56	7d	1	0.50mi
1071 Windward Dr Pembroke Pines, FL	2.0	2.0	1070	$2,500	$2.34	60d	1	0.57mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,300	$2.56	26d	1	0.62mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	120d	1	0.62mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,450	$2.72	62d	1	0.62mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	120d	1	0.67mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	120d	1	0.68mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	98d	1	0.68mi
12003 NW 11th St #12003 Pembroke Pines, FL	2.0	2.0	960	$2,400	$2.50	88d	1	0.69mi
11963 NW 11th St #11963 Pembroke Pines, FL	2.0	2.0	970	$2,250	$2.32	84d	1	0.69mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	103d	1	0.70mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	88d	1	0.70mi
2864 Cambridge Ln Hollywood, FL	2.0	1.5	1120	$2,800	$2.50	38d	1	0.71mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,300	$2.37	75d	1	0.73mi
2896 S Edgehill Ln Hollywood, FL	2.0	1.5	1026	$2,350	$2.29	68d	1	0.76mi
921 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1095	$2,750	$2.51	45d	1	0.77mi
2908 Edgehill Ln Unit 2908 Hollywood, FL	2.0	2.5	1120	$2,600	$2.32	19d	1	0.78mi
10807 NW 8th St Unit 7U6 Pembroke Pines, FL	1.0	1.0	685	$2,100	$3.07	59d	1	0.80mi
402 NW 108th Ter Pembroke Pines, FL	1.0	1.0	685	$1,800	$2.63	80d	1	0.87mi
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	116d	1	0.88mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	120d	1	0.88mi
10823 NW 3rd Ct Unit B12U Pembroke Pines, FL	1.0	1.0	685	$2,000	$2.92	69d	1	0.89mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	103d	1	0.90mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	120d	1	0.90mi
1088 NW 106th Ter #206 Pembroke Pines, FL	2.0	2.0	950	$2,600	$2.74	63d	1	0.97mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	113d	1	0.97mi
10613 NW 11th St #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	120d	1	0.98mi
10605 NW 11th St #206 Pembroke Pines, FL	2.0	2.0	806	$1,900	$2.36	24d	1	0.98mi
1148 NW 106th Ter Pembroke Pines, FL	2.0	2.0	806	$2,500	$3.10	120d	1	0.99mi
10557 NW 10th St Pembroke Pines, FL	2.0	2.0	806	$2,400	$2.98	45d	1	1.00mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	120d	1	1.01mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	106d	1	1.01mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	94d	1	1.03mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	116d	1	1.03mi
900 Saint Charles Pl #311 Pembroke Pines, FL	2.0	2.0	1120	$2,000	$1.79	7d	1	1.04mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	98d	1	1.04mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	99d	1	1.04mi

Listing history 50 events

1. 2026-09-22
   days on market $215,000 Active 201 DOM
2. 2026-09-20
   days on market $215,000 Active 199 DOM
3. 2026-09-18
   days on market $215,000 Active 197 DOM
4. 2026-09-17
   days on market $215,000 Active 196 DOM
5. 2026-09-16
   days on market $215,000 Active 195 DOM
6. 2026-09-15
   days on market $215,000 Active 194 DOM
7. 2026-09-14
   days on market $215,000 Active 193 DOM
8. 2026-09-13
   days on market $215,000 Active 192 DOM
9. 2026-09-12
   days on market $215,000 Active 191 DOM
10. 2026-09-11
    days on market $215,000 Active 190 DOM
11. 2026-09-05
    days on market $215,000 Active 184 DOM
12. 2026-09-04
    days on market $215,000 Active 183 DOM
13. 2026-08-29
    days on market $215,000 Active 177 DOM
14. 2026-08-28
    days on market $215,000 Active 176 DOM
15. 2026-08-27
    days on market $215,000 Active 175 DOM
16. 2026-08-25
    days on market $215,000 Active 173 DOM
17. 2026-08-24
    days on market $215,000 Active 172 DOM
18. 2026-08-23
    days on market $215,000 Active 171 DOM
19. 2026-08-22
    days on market $215,000 Active 170 DOM
20. 2026-08-21
    days on market $215,000 Active 169 DOM
21. 2026-08-20
    days on market $215,000 Active 168 DOM
22. 2026-08-19
    days on market $215,000 Active 167 DOM
23. 2026-08-18
    days on market $215,000 Active 166 DOM
24. 2026-08-16
    days on market $215,000 Active 164 DOM
25. 2026-08-14
    days on market $215,000 Active 162 DOM
26. 2026-08-13
    days on market $215,000 Active 161 DOM
27. 2026-08-12
    days on market $215,000 Active 160 DOM
28. 2026-08-11
    days on market $215,000 Active 159 DOM
29. 2026-08-10
    days on market $215,000 Active 158 DOM
30. 2026-08-09
    days on market $215,000 Active 157 DOM
31. 2026-08-08
    days on market $215,000 Active 156 DOM
32. 2026-08-06
    days on market $215,000 Active 154 DOM
33. 2026-08-05
    days on market $215,000 Active 153 DOM
34. 2026-08-03
    days on market $215,000 Active 151 DOM
35. 2026-07-31
    days on market $215,000 Active 148 DOM
36. 2026-07-24
    days on market $215,000 Active 141 DOM
37. 2026-07-23
    days on market $215,000 Active 140 DOM
38. 2026-07-22
    days on market $215,000 Active 139 DOM
39. 2026-07-21
    days on market $215,000 Active 138 DOM
40. 2026-07-20
    days on market $215,000 Active 137 DOM
41. 2026-07-16
    days on market $215,000 Active 133 DOM
42. 2026-07-15
    days on market $215,000 Active 132 DOM
43. 2026-07-14
    days on market $215,000 Active 131 DOM
44. 2026-07-13
    days on market $215,000 Active 130 DOM
45. 2026-07-13
    days on market $215,000 Active 129 DOM
46. 2026-07-11
    days on market $215,000 Active 128 DOM
47. 2026-07-10
    days on market $215,000 Active 127 DOM
48. 2026-07-10
    days on market $215,000 Active 126 DOM
49. 2026-07-07
    days on market $215,000 Active 124 DOM
50. 2026-07-06
    days on market $215,000 Active 123 DOM

ⓘ 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: $27,966
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$6,255
• Taxable income: $893
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $4,049/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 Est. rehab $4,475–$13,425 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Nova Blanche Forman Elementary D- FL #1,271/2,144 Nat'l #15,897/41,679 Middle Walter C. Young Middle School B- FL #178/571 Nat'l #2,418/14,009 High Charles W Flanagan High School F FL #304/667 Nat'l #8,293/17,239

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

A Composite livability gradescore 83/100

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 · 2,207,033 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: 13% of renters

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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%

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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%

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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

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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