730 NW 217th Ter · Pembroke Pines, FL 33029

$425,000

4 bd · 2.0 ba · 1,623 sqft · Manufactured public records · 37 Days on market

Built 2008 4,576 sqft lot Est $312k · 36% over $103/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 +19.2/30.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey, modernized 2008-BUILT 4BR/2BA double-wide home on an oversized CORNER LOT in the LAND-OWNED, all-ages community of Holly Lake, featuring a 2021 ROOF, 2022 WATER HEATER, canal-backed lot, and plenty of parking. Beautiful curb appeal, oversized driveway, and charming front deck with solar-lit posts welcome you in. Inside offers an open-concept layout with natural light, LVP flooring throughout, and a stunning updated kitchen with white quartz countertops, soft-close white shaker cabinets, LED high-hat lighting, deep sink with window view, stainless steel LG appliances, and walk-in pantry/laundry area with access to backyard patio. Split floor plan offers privacy, with ceiling fans an

Key facts

• Canal backed lot
• Updated kitchen
• Walk in pantry

Tags

• CORNER LOT
• CANAL BACKED LOT
• UPDATED KITCHEN
• WALK IN PANTRY
• FULLY FENCED BACKYARD
• EXPANSIVE CONCRETE PATIO

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $103; Association covers common area maintenance, grounds maintenance, recreation facilities and trash; Community clubhouse, fitness center, park, pool, shuffleboard, tennis courts, street lights

Exterior

• Parking: Driveway; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electric water heater
• Home design: Manufactured home; Faces north; Updated / Remodeled; Shingle roof; Effective year built
• Construction: Manufactured construction; Aluminum skirting
• Exterior features: Deck (open); Porch; Fence; Shed(s) / Storage; Canal front waterfront; Community pool; Less than quarter acre lot; Frontage approximately 27'

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven; Icemaker; Disposal; Pantry; Breakfast bar / Eat-in kitchen
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds; Breakfast bar; Breakfast area / Eat-in kitchen; Dual sinks; Split bedroom floorplan; Vaulted ceilings; Walk-in closet(s); Main level primary; Bedroom on main level; Pantry
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $425k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/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 $391k (8.1% below list).
• Recommended offer: $391k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 37 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $425k implies a 325% 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; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,598 (8.1% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $311,616
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 NW 218th Way	0.34mi	4/2.0	1,560 (-4%)	18mo	$300,000	$192	62

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-51,386
• Equity at exit: $63,369

10-year hold

• IRR: -7.9%
• Equity multiple: 0.56×
• Total profit: $-52,095
• Equity at exit: $36,746

Cash invested: $119,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $3,906 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$177
• HOA: −$103
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $456

Break-even live

Break-even rent $3,328

Max offer price $425,000

Occupancy floor 83%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	4d	1	0.27mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	24d	1	0.27mi
20975 NW 1st Ct Pembroke Pines, FL	3.0	2.5	1692	$3,600	$2.13	24d	1	0.54mi
20957 NW 1st Ct Unit 20957 Pembroke Pines, FL	3.0	2.5	1749	$2,900	$1.66	24d	1	0.55mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	24d	1	0.61mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	12d	1	0.61mi
20861 NW 4th St Pembroke Pines, FL	3.0	2.5	1361	$4,000	$2.94	24d	1	0.61mi
20901 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,300	$1.95	24d	1	0.62mi
117 NW 209th Trl Pembroke Pines, FL	4.0	3.0	1617	$3,600	$2.23	24d	1	0.62mi
20901 NW 1st Dr Unit 1 Pembroke Pines, FL	3.0	2.5	1692	$3,200	$1.89	24d	1	0.62mi
20908 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,500	$2.07	24d	1	0.63mi
20930 NW 1st St Pembroke Pines, FL	3.0	3.0	1617	$3,600	$2.23	7d	1	0.64mi
20841 NW 1st St Pembroke Pines, FL	3.0	2.0	1225	$3,500	$2.86	24d	1	0.73mi
210 NW 207th Way Pembroke Pines, FL	3.0	2.0	1620	$3,450	$2.13	3d	1	0.83mi
20541 SW 2nd St Pembroke Pines, FL	3.0	3.0	1694	$5,500	$3.25	1d	1	1.14mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	12d	1	1.18mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	16d	1	1.18mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $425,000 Active 37 DOM
2. 2026-06-17
   days on market $425,000 Active 36 DOM
3. 2026-06-16
   days on market $425,000 Active 35 DOM
4. 2026-06-15
   days on market $425,000 Active 34 DOM
5. 2026-06-13
   days on market $425,000 Active 32 DOM
6. 2026-06-09
   days on market $425,000 Active 28 DOM
7. 2026-06-08
   days on market $425,000 Active 27 DOM
8. 2026-06-07
   days on market $425,000 Active 26 DOM
9. 2026-06-04
   days on market $425,000 Active 23 DOM
10. 2026-06-03
    days on market $425,000 Active 22 DOM
11. 2026-06-02
    days on market $425,000 Active 21 DOM
12. 2026-06-01
    days on market $425,000 Active 20 DOM
13. 2026-05-31
    days on market $425,000 Active 19 DOM
14. 2026-05-12
    listed $449,000 Active
15. 2016-01-06
    soldstatus $100,000
16. 1998-08-06
    soldstatus $45,000
17. 1981-12-01
    soldstatus $42,000

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$2,080/yr (+$173/mo · 143.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $46,872
• − Mortgage interest: −$23,807
• − Property taxes: −$1,448
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,750
• − Management: −$3,750
• − HOA: −$1,236
• − Depreciation: −$12,364
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $5,861/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

+969.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $449,000 MARMLS
• 2016-01-06 Sold (Public Records) $100,000 Public Records
• 1998-08-06 Sold (Public Records) $45,000 Public Records
• 1981-12-01 Sold (Public Records) $42,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,448 · +3.0% YoY. Source: county tax records.