1100 Colony Point Cir #302 · Pembroke Pines, FL 33026

$235,000

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 90 Days on market

Built 1980 $918/mo HOA · 33% 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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS 2 BEDROOM 2 BATHROOM WATER VIEW CONDO WITH NEW KITCHEN, UPDATED BATHROOMS, WASHER & DRYER INSIDE THE UNIT, DIRECT LAKE VIEW FROM BALCONY WITH PLENTY OF NATURAL LIGHT INSIDE THE UNIT. IT'S A MUST SEE. LIFE IN COLONY POINT IS RESORT STYLE. THIS BEAUTIFUL 55+ WELL ESTABLISHED COMMUNITY, WITH GATE & SECURITY GUARD 24 HOURS, ONE ASSIGNED PARKING SPACE FOR THIS UNIT PLUS PLENTY OF VISITORS PARKING, POOL, SPA, SAUNA, CABANA AREA, WALKING PATH, FITNESS CENTER, GAME ROOM, TENNIS COURT, RACQUETBALL COURT, PARTY ROOM, ASSIGNED STORAGE ROOM ARE ALL AMENITIES INCLUDED WITH CONDO DUES PLUS CABLE, INTERNET, WATER, GARBAGE PICK UP & MASTER INSURANCE. LOCATION IT'S GREAT ONLY MINUTES

Key facts

• New kitchen
• Natural light
• Updated bathrooms

Tags

• NEW KITCHEN
• UPDATED BATHROOMS
• DIRECT LAKE VIEW
• NATURAL LIGHT
• GATE AND SECURITY GUARD
• ASSIGNED PARKING SPACE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, insurance, internet, grounds maintenance, recreation facilities, security, trash and water; Community amenities: pool, tennis courts, elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Cable available
• Home design: Condominium (attached property); 5 stories; Entry on level 3; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Association pool; Lakefront; Has a view; Security guard

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Storage room
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Blinds; Breakfast area; Dual sinks; Living/dining room; Sitting area in primary; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (11.4% below list).
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $208k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 (+1.6%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 $2k of loan paydown is wiped out by about $7k 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 90 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $155k; list at $235k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $208,315 (11.4% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.22×
• Total profit: $-51,161
• Equity at exit: $35,039

10-year hold

• IRR: -23.4%
• Equity multiple: -0.07×
• Total profit: $-70,697
• Equity at exit: $20,319

Cash invested: $65,800 (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 33026

• Rents YoY: 1.6%
• Active inventory: 227
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$98
• HOA: −$918
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-151

Break-even live

Break-even rent $3,003

Max offer price $208,315

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-85	+0% $-151	+5% $-218	+10% $-284
Rent	-10% $-373	-5% $-262	+0% $-151	+5% $-40	+10% $71
Rate	-1.0pp $-33	-0.5pp $-91	base $-151	+0.5pp $-212	+1.0pp $-274

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 NW 113th Way Pembroke Pines, FL	2.0	1.5	1482	$3,000	$2.02	25d	1	0.12mi
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1494	$3,600	$2.41	25d	1	0.14mi
11804 NW 13th St Unit 11804 Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	4d	1	0.16mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,399	$2.58	18d	1	0.19mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,600	$2.76	0d	1	0.23mi
11761 NW 12th St Pembroke Pines, FL	3.0	2.0	1304	$3,799	$2.91	25d	1	0.24mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	25d	1	0.27mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	6d	1	0.27mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	8d	1	0.34mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	25d	1	0.34mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	4d	1	0.34mi
1660 NW 113th Way Unit 16 Pembroke Pines, FL	3.0	2.0	1500	$2,900	$1.93	0d	1	0.36mi
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	25d	1	0.37mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	8d	1	0.38mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	25d	1	0.41mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	25d	1	0.46mi
1061 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,500	$1.83	25d	1	0.47mi
971 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,800	$2.05	8d	1	0.47mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	13d	1	0.49mi
11358 Taft St #11358 Pembroke Pines, FL	2.0	2.0	980	$2,300	$2.35	0d	1	0.50mi
1276 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,700	$1.97	25d	1	0.50mi
12266 NW 10th St Pembroke Pines, FL	3.0	2.0	1432	$2,999	$2.09	25d	1	0.50mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	25d	1	0.51mi
12305 NW 11th Ct Unit 12305 Pembroke Pines, FL	2.0	2.0	1368	$2,750	$2.01	6d	1	0.53mi
101 SW 117th Ave #7101 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	3d	1	0.62mi
1325 NW 124th Ave Pembroke Pines, FL	2.0	2.5	1266	$2,950	$2.33	19d	1	0.64mi
1325 NW 124th Ave Unit 1325 Pembroke Pines, FL	2.0	2.5	1266	$2,950	$2.33	25d	1	0.64mi
1325 NW 124th Ave Unit 1325 Pembroke Pines, FL	2.0	2.5	1266	$2,850	$2.25	3d	1	0.64mi
131 SW 117th Ave #8101 Pembroke Pines, FL	2.0	2.0	1130	$2,350	$2.08	21d	1	0.66mi
131 SW 117th Ave #8307 Pembroke Pines, FL	2.0	2.0	1130	$2,380	$2.11	25d	1	0.66mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	18d	1	0.66mi
11700 SW 1st St #3207 Pembroke Pines, FL	3.0	2.0	1330	$3,000	$2.26	19d	1	0.66mi
140 SW 117th Ave #4204 Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	0d	1	0.68mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	0d	1	0.68mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	13d	1	0.68mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,000	$2.14	0d	1	0.68mi
151 SW 117th Ave #9308 Pembroke Pines, FL	2.0	2.0	1130	$2,650	$2.35	25d	1	0.69mi
11601 SW 2nd St #21108 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	25d	1	0.71mi
11701 SW 2nd St #5106 Pembroke Pines, FL	2.0	2.0	1130	$2,450	$2.17	21d	1	0.71mi
11701 SW 2nd St #5104 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	16d	1	0.71mi

HOA detail condo

• Monthly dues: $918 · $11,016/yr
• Likely covers: watertrashinternetcableinsurancepoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $235,000 Active 90 DOM
2. 2026-06-18
   days on market $235,000 Active 87 DOM
3. 2026-06-17
   days on market $235,000 Active 86 DOM
4. 2026-06-16
   days on market $235,000 Active 85 DOM
5. 2026-06-15
   days on market $235,000 Active 84 DOM
6. 2026-06-13
   days on market $235,000 Active 82 DOM
7. 2026-06-09
   days on market $235,000 Active 78 DOM
8. 2026-06-08
   days on market $235,000 Active 77 DOM
9. 2026-06-07
   days on market $235,000 Active 76 DOM
10. 2026-06-04
    days on market $235,000 Active 73 DOM
11. 2026-06-03
    days on market $235,000 Active 72 DOM
12. 2026-06-02
    days on market $235,000 Active 71 DOM
13. 2026-06-01
    days on market $235,000 Active 70 DOM
14. 2026-05-31
    days on market $235,000 Active 69 DOM
15. 2026-03-23
    listed $235,000 Active
16. 2024-01-16
    listed $265,000 Active
17. 2019-08-29
    soldstatus $155,000
18. 2002-08-20
    soldstatus $85,500
19. 1986-10-21
    soldstatus $61,000
20. 1980-08-01
    soldstatus $76,500

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$458/yr (+$38/mo · 30.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,746
• − Mortgage interest: −$13,164
• − Property taxes: −$1,493
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − HOA: −$11,016
• − Depreciation: −$6,836
• Taxable loss: −$5,337
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $-532/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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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 0.69)
• 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%

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

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

+207.2% since first listed

6 events — show timeline

• 2026-03-23 Listed $235,000 MARMLS
• 2024-01-16 Listed $265,000 MARMLS
• 2019-08-29 Sold (Public Records) $155,000 Public Records
• 2002-08-20 Sold (Public Records) $85,500 Public Records
• 1986-10-21 Sold (Public Records) $61,000 Public Records
• 1980-08-01 Sold (Public Records) $76,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,493 · +3.0% YoY. Source: county tax records.