19269 NW 14th St · Pembroke Pines, FL 33029

$550,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 51 Days on market

Built 1995 4,950 sqft lot Est $615k · 11% under $140/mo HOA · 3% 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 +12.2/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 1-story single-family home in the gated community of Chapel Cove, offering great potential with some TLC. Features include tile and wood flooring throughout, a functional layout, fenced backyard perfect for outdoor living, and a two-car garage. The HOA includes internet and cable services. A wonderful opportunity to add your personal touch and build equity in a desirable neighborhood.

Key facts

• Gated community
• Fenced backyard
• Outdoor living

Tags

• GATED COMMUNITY
• TILE AND WOOD FLOORING
• FENCED BACKYARD
• OUTDOOR LIVING
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; HOA fee includes cable TV and internet; Gated community with pool

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale; Faces northeast; Planned Unit Development (PUD)
• Construction: Block construction; Barrel roof
• Exterior features: Fenced yard; Patio; Community pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on the main level; Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Breakfast area; Eat-in kitchen; First-floor entry; Living/Dining room; Walk-in closet(s); Bay window
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $5 ($55/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 $445k (19.0% below list).
• Recommended offer: $445k (19.0% 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+, 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 (-1.2%/yr); 240 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% 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 $4k of loan paydown is wiped out by about $16k 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 51 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $137k; list at $550k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $445,464 (19.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 19% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $614,620
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18951 NW 10th Ter	0.43mi	3/2.0	1,624 (+3%)	7mo	$631,100	$389	69
18921 NW 10 St	0.48mi	3/2.0	1,650 (+4%)	2mo	$602,000	$365	68
18731 NW 12th St	0.41mi	3/2.0	1,624 (+3%)	12mo	$640,000	$394	66
451 NW 190th Ave	0.51mi	3/2.0	1,632 (+3%)	18mo	$650,000	$398	56
18801 NW 5th St	0.53mi	3/2.0	1,782 (+13%)	3mo	$550,000	$309	52

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-101,995
• Equity at exit: $82,007

10-year hold

• IRR: -19.4%
• Equity multiple: 0.10×
• Total profit: $-139,332
• Equity at exit: $47,554

Cash invested: $154,000 (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: 240
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,455 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$229
• HOA: −$140
• Vacancy / Maint / Mgmt: −$935
• Net cashflow: $5

Break-even live

Break-even rent $4,449

Max offer price $550,000

Occupancy floor 95%

Sensitivity live

Price	-10% $316	-5% $160	+0% $5	+5% $-151	+10% $-307
Rent	-10% $-347	-5% $-171	+0% $5	+5% $181	+10% $357
Rate	-1.0pp $282	-0.5pp $144	base $5	+0.5pp $-138	+1.0pp $-283

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19257 NW 13th St Pembroke Pines, FL	4.0	2.5	2144	$3,800	$1.77	25d	1	0.04mi
1298 NW 192nd Ter Pembroke Pines, FL	4.0	3.0	2144	$4,850	$2.26	25d	1	0.11mi
19199 NW 19th St Pembroke Pines, FL	4.0	2.5	2166	$3,900	$1.80	13d	1	0.11mi
1325 NW 192nd Ter Unit 1325 Pembroke Pines, FL	4.0	2.0	1483	$3,600	$2.43	8d	1	0.13mi
1325 NW 192nd Ter Unit 1325 Pembroke Pines, FL	3.0	2.0	1483	$3,700	$2.49	25d	1	0.13mi
1230 NW 192nd Ter Pembroke Pines, FL	4.0	2.5	2144	$3,820	$1.78	11d	1	0.15mi
19185 NW 22nd St Unit 19185 Pembroke Pines, FL	3.0	2.5	1998	$6,190	$3.10	6d	1	0.21mi
19185 NW 22nd St Unit 19185 Pembroke Pines, FL	3.0	2.5	1998	$6,490	$3.25	14d	1	0.21mi
19227 NW 22nd St Unit 19227 Pembroke Pines, FL	3.0	2.0	1764	$4,100	$2.32	25d	1	0.22mi
18801 NW 12th St Unit 18801 Pembroke Pines, FL	3.0	2.5	2071	$4,100	$1.98	25d	1	0.38mi
18801 NW 12th St Unit 18801 Pembroke Pines, FL	3.0	2.5	2071	$4,100	$1.98	8d	1	0.38mi
18910 NW 10th Ter Pembroke Pines, FL	4.0	2.0	2071	$5,000	$2.41	25d	1	0.45mi
491 NW 188th Ter Unit 491 Pembroke Pines, FL	3.0	2.0	1782	$3,600	$2.02	25d	1	0.55mi
18430 NW 11th St Pembroke Pines, FL	3.0	2.0	2035	$3,950	$1.94	25d	1	0.60mi
18430 NW 11th St Pembroke Pines, FL	3.0	2.0	2035	$3,950	$1.94	2d	1	0.60mi
18333 NW 7th St Unit 1833 Pembroke Pines, FL	3.0	2.0	1262	$3,500	$2.77	25d	1	0.90mi
18426 SW 2nd St Pembroke Pines, FL	3.0	2.5	1536	$3,950	$2.57	15d	1	0.90mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	2d	1	0.91mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	17d	1	0.91mi
18273 NW 7th St Unit 1 Pembroke Pines, FL	3.0	2.0	1262	$3,700	$2.93	25d	1	0.92mi
2010 NW 182nd Ter Pembroke Pines, FL	3.0	2.0	1731	$3,700	$2.14	25d	1	0.97mi
105 SW 184th Pl Pembroke Pines, FL	3.0	2.5	1760	$3,500	$1.99	25d	1	0.98mi
303 SW 190th Ter Pembroke Pines, FL	4.0	2.5	2232	$6,300	$2.82	25d	1	1.01mi
106 SW 184th Pl Pembroke Pines, FL	3.0	2.5	1281	$3,100	$2.42	8d	1	1.04mi
106 SW 184th Ave Unit 106 Pembroke Pines, FL	3.0	2.5	1281	$3,100	$2.42	11d	1	1.04mi
19213 SW 4th St Pembroke Pines, FL	3.0	2.0	1942	$4,300	$2.21	22d	1	1.05mi
17851 NW 19th St Pembroke Pines, FL	2.0	2.0	1652	$4,100	$2.48	25d	1	1.32mi
1970 NW 178th Ter Pembroke Pines, FL	4.0	3.0	2154	$4,780	$2.22	11d	1	1.40mi
1970 NW 178th Ter Pembroke Pines, FL	4.0	3.0	2154	$4,780	$2.22	8d	1	1.40mi
210 NW 207th Way Pembroke Pines, FL	3.0	2.0	1620	$3,450	$2.13	3d	1	1.49mi
20541 SW 2nd St Pembroke Pines, FL	3.0	3.0	1694	$5,500	$3.25	2d	1	1.50mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: internetcablesecurity

Listing history 2 events

1. 2026-06-09
   remarks 403-char remark
2. 2026-06-09
   listed $550,000 Active 51 DOM

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $4,565 · $380/mo
• Expected delta: +$1,431/yr (+$119/mo · 45.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $53,456
• − Mortgage interest: −$30,809
• − Property taxes: −$3,134
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,276
• − Management: −$4,276
• − HOA: −$1,680
• − Depreciation: −$16,000
• Taxable loss: −$9,470
• Est. tax savings @ 24.0%: +$2,273
• After-tax cash flow: $2,328/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

+3.4% since first listed

10 events — show timeline

• 2026-06-09 Relisted — MARMLS
• 2026-03-22 Listed $550,000 MARMLS
• 2017-08-16 Listing Removed — MARMLS
• 2017-07-07 Relisted — MARMLS
• 2017-06-30 Pending — MARMLS
• 2017-06-27 Price Changed $320,000 MARMLS
• 2017-05-22 Listed $340,000 MARMLS
• 1999-11-04 Sold (Public Records) $137,000 Public Records
• 1995-07-01 Sold (Public Records) $130,000 Public Records
• 1995-03-27 Sold (Public Records) $532,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,134 · +2.9% YoY. Source: county tax records.