9820 S Hollybrook Lake Dr #106 · Pembroke Pines, FL 33025

$74,700

1 bd · 2.0 ba · 783 sqft · Condo public records · 76 Days on market

Built 1973 $790/mo HOA · 38% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1st floor corner unit with peaceful golf course views. This move in ready residence features tile flooring throughout, hurricane shutters, and a newer A/C (3 years old). Enjoy a private screened in patio overlooking the golf course, plus a small garden area perfect for outdoor relaxation and small storage place. Conveniently located with assigned parking directly in front of the unit and laundry facilities just steps away. Situated in a well maintained 55+ community offering 24 hour security and resort style amenities, including golf, tennis courts, heated pool, fitness center, theater, and onsite dining all within walking distance. Centrally located near Pembroke Lakes Mall, shop

Key facts

• $790 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, cable TV, golf, hot water, insurance, laundry, grounds maintenance, structure maintenance, parking, pool(s), sewer, security, trash, and water; Association amenities: clubhouse, fitness center, golf course, laundry, barbecue/picnic area, pool, tennis courts, trails, elevators; Golf course community; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Closed-circuit cameras; Complex fenced; Key card entry; Security guard; Smoke detectors
• Utilities: Water service included in association; Sewer service included in association; Electric service; Central hot water included in association
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction; Year built: Unknown
• Exterior features: Enclosed porch; Porch; Screened porch; Located on a golf course

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds on windows; First-floor entry; Living/dining room; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $-60 ($-718/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (14.2% below list).
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $64k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 12.2% 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 (-0.9%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $516 of loan paydown is wiped out by about $2k 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 76 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $22k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 38% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,129 (14.2% 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 76 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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 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: 2.77% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -34.2%
• Equity multiple: -0.02×
• Total profit: $-21,230
• Equity at exit: $11,138

10-year hold

• IRR: —
• Equity multiple: -1.09×
• Total profit: $-43,783
• Equity at exit: $6,459

Cash invested: $20,916 (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 33025

• Rents YoY: -0.9%
• Active inventory: 445
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$392
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$790
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-60

Break-even live

Break-even rent $2,147

Max offer price $64,129

Occupancy floor 98%

Sensitivity live

Price	-10% $-18	-5% $-39	+0% $-60	+5% $-81	+10% $-102
Rent	-10% $-223	-5% $-142	+0% $-60	+5% $22	+10% $104
Rate	-1.0pp $-22	-0.5pp $-41	base $-60	+0.5pp $-79	+1.0pp $-99

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: $18,675
• Closing costs: $2,241
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	25d	2	0.03mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,750	$1.69	5d	3	0.03mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	9d	2	0.03mi
1814 SW 97th Ter Miramar, FL	2.0	1.0	870	$2,450	$2.82	4d	1	0.34mi
1814 SW 97th Ter Unit A Miramar, FL	2.0	1.5	870	$2,450	$2.82	0d	1	0.34mi
1814 SW 97th Ter Unit A Miramar, FL	2.0	1.5	870	$2,450	$2.82	18d	1	0.34mi
8915 SW 18th St Miramar, FL	2.0	2.5	1120	$2,650	$2.37	25d	1	0.38mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	5d	1	0.40mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	4d	1	0.40mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	6d	2	0.49mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	25d	1	0.51mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.51mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,075	$2.49	25d	2	0.59mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,175	$2.61	0d	1	0.59mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,125	$2.55	4d	2	0.59mi
8730 N Sherman Cir #107 Miramar, FL	2.0	2.0	891	$2,000	$2.24	25d	1	0.60mi
8740 N Sherman Cir #206 Miramar, FL	2.0	2.0	832	$2,000	$2.40	25d	1	0.62mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	25d	1	0.63mi
8720 N Sherman Cir #205 Miramar, FL	2.0	1.0	832	$1,800	$2.16	25d	1	0.66mi
8600 N Sherman Cir #408 Miramar, FL	2.0	2.0	832	$2,075	$2.49	22d	1	0.68mi
8610 N Sherman Cir Miramar, FL	2.0	2.0	832	$1,950	$2.34	22d	2	0.71mi
8610 N Sherman Cir Miramar, FL	1.0–2.0	1.0–2.0	766	$1,750	$2.28	0d	3	0.71mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.73mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	6d	2	0.75mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	25d	1	0.75mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	25d	1	0.77mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	4d	1	0.78mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.78mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	25d	1	0.78mi
8560 N Sherman Cir #404 Miramar, FL	1.0	1.0	700	$1,895	$2.71	23d	1	0.78mi
8560 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,725	$2.46	4d	1	0.78mi
8560 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,725	$2.46	16d	1	0.78mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.78mi
8540 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,700	$2.43	23d	1	0.79mi
8540 N Sherman Cir #504 Miramar, FL	1.0	1.0	800	$1,700	$2.12	25d	1	0.79mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.80mi
10170 SW 7th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1133	$1,985	$1.75	0d	39	0.81mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	25d	1	0.82mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	25d	1	0.82mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.83mi

HOA detail condo

• Monthly dues: $790 · $9,480/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $74,700 Active 76 DOM
2. 2026-06-18
   days on market $74,700 Active 73 DOM
3. 2026-06-17
   pricedays on market $74,700 Active 72 DOM
4. 2026-06-16
   days on market $97,000 Active 71 DOM
5. 2026-06-15
   days on market $97,000 Active 70 DOM
6. 2026-06-13
   days on market $97,000 Active 68 DOM
7. 2026-06-09
   days on market $97,000 Active 64 DOM
8. 2026-06-08
   days on market $97,000 Active 63 DOM
9. 2026-06-07
   days on market $97,000 Active 62 DOM
10. 2026-06-04
    days on market $97,000 Active 59 DOM
11. 2026-06-03
    days on market $97,000 Active 58 DOM
12. 2026-06-02
    days on market $97,000 Active 57 DOM
13. 2026-06-01
    days on market $97,000 Active 56 DOM
14. 2026-05-31
    days on market $97,000 Active 55 DOM
15. 2026-04-09
    price $1,450
16. 2026-04-06
    historical
17. 2026-04-06
    listed $97,000 Active
18. 2026-01-31
    price $97,000
19. 2025-12-11
    status Active
20. 2025-10-21
    price $1,475
21. 2025-10-20
    price $99,900
22. 2025-10-09
    price $109,000
23. 2025-10-01
    listed $1,500
24. 2025-07-27
    price $117,000
25. 2025-06-15
    price $129,000
26. 2025-06-01
    listed $138,900 Active
27. 2025-05-31
    historical
28. 2025-02-16
    price $138,900
29. 2024-12-18
    price $148,900
30. 2024-12-11
    status Active
31. 2024-10-25
    price $154,500
32. 2024-10-23
    price $159,500
33. 2024-08-26
    listed $164,500 Active
34. 2023-02-06
    historical
35. 2023-02-04
    status Active
36. 2022-10-31
    price $139,900
37. 2022-09-07
    listed $150,000 Active
38. 2018-03-07
    historical
39. 2017-04-20
    price $80,000
40. 2017-04-17
    price $79,900
41. 2016-10-29
    listed $89,900 Active
42. 2005-12-01
    soldstatus $101,800
43. 2003-04-23
    soldstatus $57,000
44. 1997-10-22
    soldstatus $33,500
45. 1997-10-01
    soldstatus $33,500
46. 1977-04-01
    soldstatus $26,000

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥105°F today · 12 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: $24,859
• − Mortgage interest: −$4,184
• − Property taxes: −$684
• − Insurance: −$5,492
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$9,480
• − Depreciation: −$2,173
• Taxable loss: −$1,132
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $-446/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

-94.4% since first listed

32 events — show timeline

• 2026-04-09 Price Changed $1,450 MARMLS
• 2026-04-06 Listed $97,000 MARMLS
• 2026-04-06 Listing Removed — MARMLS
• 2026-01-31 Price Changed $97,000 MARMLS
• 2025-12-11 Relisted — MARMLS
• 2025-10-21 Price Changed $1,475 MARMLS
• 2025-10-20 Price Changed $99,900 MARMLS
• 2025-10-09 Price Changed $109,000 MARMLS
• 2025-10-01 Listed for Rent $1,500 MARMLS
• 2025-07-27 Price Changed $117,000 MARMLS
• 2025-06-15 Price Changed $129,000 MARMLS
• 2025-06-01 Listed $138,900 MARMLS
• 2025-05-31 Listing Removed — MARMLS
• 2025-02-16 Price Changed $138,900 MARMLS
• 2024-12-18 Price Changed $148,900 MARMLS
• 2024-12-11 Relisted — MARMLS
• 2024-10-25 Price Changed $154,500 MARMLS
• 2024-10-23 Price Changed $159,500 MARMLS
• 2024-08-26 Listed $164,500 MARMLS
• 2023-02-06 Listing Removed — MARMLS
• 2023-02-04 Relisted — MARMLS
• 2022-10-31 Price Changed $139,900 MARMLS
• 2022-09-07 Listed $150,000 MARMLS
• 2018-03-07 Listing Removed — MARMLS
• 2017-04-20 Price Changed $80,000 MARMLS
• 2017-04-17 Price Changed $79,900 MARMLS
• 2016-10-29 Listed $89,900 MARMLS
• 2005-12-01 Sold (Public Records) $101,800 Public Records
• 2003-04-23 Sold (Public Records) $57,000 Public Records
• 1997-10-22 Sold (Public Records) $33,500 Public Records
• 1997-10-01 Sold (Public Records) $33,500 Public Records
• 1977-04-01 Sold (Public Records) $26,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $684 · +1.9% YoY. Source: county tax records.