None · Pembroke Pines, FL 33024

$179,000

1 bd · 1.0 ba · 793 sqft · Condo public records · 11 Days on market

Built 1999 $479/mo HOA · 22% of rent ↓ 6% since listing

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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 +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1/1 IN PEMBROKE PINES, MUST SEE IT!! WASHER AND DRYER IN THE UNIT. READ BROKERS REMARKS WHERE TO SEND OFFERS. WASHER AND DRYER, UNIT HAS A STORAGE ROOM. READ BROKER REMARKS FOR SHOWINGS! UNIT SOLD WITH LEASE!! READ BROKER REMARKS!!

Key facts

• Storage room
• Washer and dryer
• $479 HOA

Tags

• WASHER AND DRYER
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (12.8% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $156k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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 rising (+1.0%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% of the median local income ($80k/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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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 $96k; list at $179k implies a 86% gain — meaningful room to come down on a strong offer.

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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,140 (12.8% 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. 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. 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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.18×
• Total profit: $-41,054
• Equity at exit: $26,689

10-year hold

• IRR: -31.6%
• Equity multiple: -0.22×
• Total profit: $-61,321
• Equity at exit: $15,477

Cash invested: $50,120 (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 33024

• Rents YoY: 1.0%
• Active inventory: 336
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$939
• Tax from tax record: −$325 /mo · $3,900/yr
• Insurance: −$75
• HOA: −$479
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-129

Break-even live

Break-even rent $2,300

Max offer price $156,140

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-79	+0% $-129	+5% $-180	+10% $-231
Rent	-10% $-298	-5% $-214	+0% $-129	+5% $-45	+10% $39
Rate	-1.0pp $-39	-0.5pp $-84	base $-129	+0.5pp $-176	+1.0pp $-223

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	25d	1	0.03mi
9610 NW 2nd St Pembroke Pines, FL	2.0	2.0	1000	$2,275	$2.27	0d	2	0.06mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	18d	1	0.09mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	25d	1	0.11mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	13d	1	0.14mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	6d	1	0.15mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	25d	1	0.15mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	25d	1	0.15mi
9645 NW 1st Ct Unit 1-303 Pembroke Pines, FL	2.0	2.0	1000	$2,390	$2.39	21d	1	0.16mi
9645 NW 1st Ct Pembroke Pines, FL	2.0	2.0	1000	$2,332	$2.33	25d	2	0.16mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	0d	1	0.17mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.17mi
9650 NW 2nd St Unit 4-304 Pembroke Pines, FL	2.0	2.0	1000	$2,400	$2.40	8d	1	0.17mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	12d	1	0.19mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.19mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	25d	1	0.19mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	25d	1	0.20mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	4d	1	0.21mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	6d	2	0.22mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	16d	1	0.23mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	25d	1	0.23mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	25d	1	0.24mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.33mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	25d	1	0.44mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	23d	1	0.51mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	5d	1	0.51mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	6d	2	0.52mi
10050 NW 6th St #202 Pembroke Pines, FL	2.0	2.0	754	$2,150	$2.85	3d	1	0.58mi
10050 NW 6th St #202 Pembroke Pines, FL	2.0	2.0	754	$2,150	$2.85	13d	1	0.58mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	25d	1	0.59mi
561 NW 100th Pl #201 Pembroke Pines, FL	2.0	2.0	754	$2,100	$2.79	16d	1	0.61mi
561 NW 100th Pl #201 Pembroke Pines, FL	2.0	2.0	754	$2,150	$2.85	25d	1	0.61mi
551 NW 100th Pl #101 Pembroke Pines, FL	2.0	2.0	754	$2,500	$3.32	25d	1	0.61mi
565 NW 100th Pl #203 Pembroke Pines, FL	2.0	2.0	754	$2,050	$2.72	25d	1	0.61mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	23d	2	0.66mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	19d	1	0.66mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.68mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	25d	1	0.68mi
705 SW 88th Ave Pembroke Pines, FL	1.0	1.0	605	$1,319	$2.18	0d	1	0.71mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	6d	1	0.71mi

HOA detail condo

• Monthly dues: $479 · $5,748/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   price $179,000
3. 2026-04-16
   listed $188,000 Active
4. 2025-10-15
   price $199,000
5. 2024-12-04
   historical $1,700
6. 2024-10-23
   listed $1,700
7. 2015-09-28
   historical
8. 2015-09-04
   listed $135,000 Active
9. 2015-08-07
   soldstatus $96,000
10. 2006-05-25
    soldstatus $190,000

ⓘ 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: $3,900 · $325/mo
• Projected year-2 tax: $3,900 · $325/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 17 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: $25,638
• − Mortgage interest: −$10,027
• − Property taxes: −$3,900
• − Insurance: −$895
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$5,748
• − Depreciation: −$5,207
• Taxable loss: −$4,241
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-535/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

-5.8% since first listed

10 events — show timeline

• 2026-04-27 Pending — MARMLS
• 2026-04-17 Price Changed $179,000 MARMLS
• 2026-04-16 Listed $188,000 MARMLS
• 2025-10-15 Price Changed $199,000 MARMLS
• 2024-12-04 Rental Removed $1,700 MARMLS
• 2024-10-23 Listed for Rent $1,700 MARMLS
• 2015-09-28 Listing Removed — MARMLS
• 2015-09-04 Listed $135,000 MARMLS
• 2015-08-07 Sold (Public Records) $96,000 Public Records
• 2006-05-25 Sold (Public Records) $190,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,900 · +5.6% YoY. Source: county tax records.