20839 NW 4th St · Pembroke Pines, FL 33029

$449,000

3 bd · 2.5 ba · 1,361 sqft · SingleFamily public records · 115 Days on market

Built 2000 $233/mo HOA · 6% 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 +13.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained lakefront 3-bedroom, 2.5-bath townhouse offering peaceful water views and a functional, spacious layout. Featuring tile floors on the main level, laminate upstairs, generous bedroom sizes, and excellent natural light throughout. The home is owner-occupied, has had only one owner, and shows true pride of ownership. Brand-new roof for added value and peace of mind. Located in a quiet, gated community with access to pool, gym, and tennis courts. Conveniently situated near major highways, shopping, and dining. A move-in ready opportunity combining comfort, security, and serene waterfront living.

Key facts

• Lakefront
• Gated community
• Water views

Tags

• LAKEFRONT
• WATER VIEWS
• TILE FLOORS
• GATED COMMUNITY
• ACCESS TO POOL
• ACCESS TO GYM

Property features AI

Finance

• Other: Pets allowed with restrictions
• HOA & community: Monthly association fee; Quarterly association fee option; Association covers security and trash; Community amenities include pool and tennis courts; Senior community

Exterior

• Parking: Assigned parking; 1 covered garage space
• Security: Association-provided security
• Utilities: Central heat and air
• Home design: 2-story property; Entry on level 1; Block construction; Effective year built
• Construction: Block construction
• Exterior features: Patio; Lakefront; Waterfront view

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Living/dining room; First-floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (16.4% below list).
• Recommended offer: $375k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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+, 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); West Broward High School (math 46% / reading 69%, grade C, #125 of 667 statewide, top 19%, 2,586 students, 33% FRL).
• Market conditions: Rents soft (-1.2%/yr); 246 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 31% of the median local income ($146k/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 $3k of loan paydown is wiped out by about $13k 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 115 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $300k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $375,365 (16.4% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $933,374
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 NW 208th Way	0.73mi	3/2.0	1,190 (-13%)	15mo	$605,000	$508	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-83,725
• Equity at exit: $66,947

10-year hold

• IRR: -20.0%
• Equity multiple: 0.08×
• Total profit: $-115,457
• Equity at exit: $38,821

Cash invested: $125,720 (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: 246
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,754 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$187
• HOA: −$233
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $1

Break-even live

Break-even rent $3,752

Max offer price $449,000

Occupancy floor 95%

Sensitivity live

Price	-10% $255	-5% $128	+0% $1	+5% $-126	+10% $-253
Rent	-10% $-296	-5% $-147	+0% $1	+5% $149	+10% $297
Rate	-1.0pp $227	-0.5pp $115	base $1	+0.5pp $-115	+1.0pp $-234

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	26d	1	0.04mi
20875 NW 4th St Pembroke Pines, FL	2.0	2.5	1361	$2,500	$1.84	26d	1	0.07mi
20901 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,300	$1.95	26d	1	0.18mi
20901 NW 1st Dr Unit 1 Pembroke Pines, FL	3.0	2.5	1692	$3,200	$1.89	26d	1	0.18mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	14d	1	0.19mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	26d	1	0.19mi
20908 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,500	$2.07	26d	1	0.20mi
20841 NW 1st St Pembroke Pines, FL	3.0	2.0	1225	$3,500	$2.86	26d	1	0.22mi
210 NW 207th Way Pembroke Pines, FL	3.0	2.0	1620	$3,395	$2.10	1d	1	0.22mi
20807 NW 1st St #20807 Pembroke Pines, FL	2.0	2.5	1361	$2,650	$1.95	18d	1	0.25mi
20957 NW 1st Ct Unit 20957 Pembroke Pines, FL	3.0	2.5	1749	$2,900	$1.66	26d	1	0.26mi
117 NW 209th Trl Pembroke Pines, FL	4.0	3.0	1617	$3,600	$2.23	26d	1	0.27mi
20975 NW 1st Ct Pembroke Pines, FL	3.0	2.5	1692	$3,600	$2.13	26d	1	0.27mi
20930 NW 1st St Pembroke Pines, FL	3.0	3.0	1617	$3,600	$2.23	9d	1	0.28mi
20541 SW 2nd St Pembroke Pines, FL	3.0	3.0	1694	$5,500	$3.25	0d	1	0.58mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	18d	1	0.65mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	14d	1	0.65mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	26d	1	0.70mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	6d	1	0.70mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	4d	1	1.38mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	18d	1	1.38mi
18426 SW 2nd St Pembroke Pines, FL	3.0	2.5	1536	$3,950	$2.57	17d	1	1.39mi

HOA detail

• Monthly dues: $233 · $2,796/yr
• Likely covers: waterpoolgymsecurity

Listing history 20 events

1. 2026-06-21
   days on market $449,000 Active 115 DOM
2. 2026-06-18
   days on market $449,000 Active 112 DOM
3. 2026-06-17
   days on market $449,000 Active 111 DOM
4. 2026-06-16
   days on market $449,000 Active 110 DOM
5. 2026-06-15
   days on market $449,000 Active 109 DOM
6. 2026-06-13
   days on market $449,000 Active 107 DOM
7. 2026-06-09
   days on market $449,000 Active 103 DOM
8. 2026-06-07
   days on market $449,000 Active 101 DOM
9. 2026-06-04
   days on market $449,000 Active 98 DOM
10. 2026-06-03
    days on market $449,000 Active 97 DOM
11. 2026-06-02
    days on market $449,000 Active 96 DOM
12. 2026-06-01
    days on market $449,000 Active 95 DOM
13. 2026-05-31
    days on market $449,000 Active 94 DOM
14. 2026-02-26
    listed $449,000 Active
15. 2026-02-21
    historical
16. 2025-11-03
    price $429,000
17. 2025-08-25
    listed $449,000 Active
18. 2006-01-23
    soldstatus $300,000
19. 2004-08-16
    soldstatus $209,900
20. 1997-06-03
    soldstatus $1,405,800

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $3,727 · $311/mo
• Expected delta: +$1,450/yr (+$121/mo · 63.7%)

ⓘ 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: $45,044
• − Mortgage interest: −$25,151
• − Property taxes: −$2,277
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,604
• − Management: −$3,604
• − HOA: −$2,796
• − Depreciation: −$13,062
• Taxable loss: −$7,694
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $1,858/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

-68.1% since first listed

7 events — show timeline

• 2026-02-26 Listed $449,000 MARMLS
• 2026-02-21 Listing Removed — MARMLS
• 2025-11-03 Price Changed $429,000 MARMLS
• 2025-08-25 Listed $449,000 MARMLS
• 2006-01-23 Sold (Public Records) $300,000 Public Records
• 2004-08-16 Sold (Public Records) $209,900 Public Records
• 1997-06-03 Sold (Public Records) $1,405,800 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,277 · +2.9% YoY. Source: county tax records.