1300 Saint Charles Pl #620 · Pembroke Pines, FL 33026

$115,000

1 bd · 2.0 ba · 900 sqft · Condo public records · 8 Days on market

Built 1978 $552/mo HOA · 26% of rent

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Why this score? — see what drove the C+ 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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL FULLY REMODELED 1B, 1B, 1/2,CERAMIC/LAMI, GREAT COZY VIEW OF POOL , AND GOLF COURSE FROM THE SCREENED BALCONY. LOCATED IN THE HEART OF PEMBROKE LAKES COUNTRY CLUB. FULL AMENITIES INTERNET CAFE. HEATED POOLS, TENNIS COURTS, COURTESY BUSES TO SHOPPING , CASINOS . HOPA V. .PER ASSOC. .MIN. .. %20.. DOWN. .NEGOTIABLE. .. .ONLY FOR INVESTORS. RENTED FOR A YEAR RENEW, ,FOR $1100 MONTH. .. GREAT INVESTMENT>>. ..

Key facts

• Newer a/c unit
• Screened balcony
• 4 pools

Tags

• SCREENED BALCONY
• VIEWS OF THE POOL
• NEWER A/C UNIT
• MODERN LAMINATE FLOORING
• 4 POOLS
• TENNIS COURTS

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association provides amenities, common area maintenance, cable TV, internet, legal/accounting, grounds maintenance, parking, sewer, trash, and water; Community amenities include clubhouse, laundry facilities, barbecue, picnic area, pool, shuffleboard court, tennis courts, trails, transportation service, and elevators; Senior community

Exterior

• Parking: One parking space
• Security: Intercom; Security guard
• Utilities: Cable available
• Home design: Condominium (attached property); 8-story building; Entry located on level 6
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Elevator; First floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 8.8% 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); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.82% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 4.6

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,794
• Equity at exit: $17,147

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $4,659
• Equity at exit: $9,943

Cash invested: $32,200 (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: 222
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$603
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$48
• HOA: −$552
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $242

Break-even live

Break-even rent $1,791

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,600	$2.05	22d	1	0.10mi
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.11mi
1100 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,700	$2.18	24d	1	0.12mi
1100 Saint Charles Pl #620 Pembroke Pines, FL	1.0	1.5	740	$1,750	$2.36	24d	1	0.12mi
1100 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,700	$2.18	4d	1	0.12mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	16d	1	0.13mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	3d	1	0.13mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	24d	1	0.13mi
1400 Saint Charles Pl #314 Pembroke Pines, FL	1.0	1.5	740	$1,800	$2.43	24d	1	0.13mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	7d	1	0.13mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	4d	1	0.21mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	3d	1	0.21mi
10329 NW 11th St #201 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	24d	1	0.29mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	20d	1	0.32mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	7d	1	0.32mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	11d	1	0.32mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	5d	1	0.32mi
10409 NW 11th St Pembroke Pines, FL	2.0	2.0	806	$2,000	$2.48	24d	1	0.34mi
565 NW 100th Pl #203 Pembroke Pines, FL	2.0	2.0	754	$2,050	$2.72	24d	1	0.35mi
561 NW 100th Pl #201 Pembroke Pines, FL	2.0	2.0	754	$2,150	$2.85	24d	1	0.35mi
561 NW 100th Pl #201 Pembroke Pines, FL	2.0	2.0	754	$2,100	$2.79	15d	1	0.35mi
551 NW 100th Pl #101 Pembroke Pines, FL	2.0	2.0	754	$2,500	$3.32	24d	1	0.35mi
10408 NW 8th St Pembroke Pines, FL	2.0	2.0	932	$2,100	$2.25	24d	1	0.35mi
10050 NW 6th St #202 Pembroke Pines, FL	2.0	2.0	754	$2,150	$2.85	2d	1	0.36mi
10050 NW 6th St #202 Pembroke Pines, FL	2.0	2.0	754	$2,150	$2.85	12d	1	0.36mi
940 NW 104th Ave #203 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	7d	1	0.36mi
1561 NW 98th Ave #1561 Pembroke Pines, FL	2.0	2.0	1060	$2,500	$2.36	13d	1	0.37mi
716 NW 103rd Ter #203 Pembroke Pines, FL	2.0	2.0	932	$2,200	$2.36	24d	1	0.38mi
10468 NW 10th St #204 Pembroke Pines, FL	2.0	2.0	806	$2,150	$2.67	24d	1	0.39mi
1148 NW 106th Ter Pembroke Pines, FL	2.0	2.0	806	$2,500	$3.10	24d	1	0.41mi
10613 NW 11th St #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	24d	1	0.42mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	10d	1	0.45mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	24d	1	0.45mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	20d	1	0.47mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	17d	1	0.47mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	22d	1	0.58mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	24d	1	0.60mi
1701 NW 96th Ter Unit 1J Pembroke Pines, FL	1.0	1.0	628	$1,900	$3.03	14d	1	0.62mi
1701 NW 96th Ter Unit 1J Pembroke Pines, FL	1.0	1.0	628	$1,900	$3.03	7d	1	0.62mi
1731 NW 96th Ter Unit 2H Pembroke Pines, FL	1.0	1.0	628	$1,795	$2.86	24d	1	0.65mi

HOA detail condo

• Monthly dues: $552 · $6,624/yr
• Likely covers: internetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 8 DOM
2. 2026-06-17
   days on market $115,000 Active 7 DOM
3. 2026-06-16
   days on market $115,000 Active 6 DOM
4. 2026-06-15
   days on market $115,000 Active 5 DOM
5. 2026-06-13
   remarks 429-char remark
6. 2026-06-13
   listed $115,000 Active 3 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: $2,544 · $212/mo
• Projected year-2 tax: $2,544 · $212/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 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $25,162
• − Mortgage interest: −$6,442
• − Property taxes: −$2,544
• − Insurance: −$575
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$6,624
• − Depreciation: −$3,345
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,513/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

+64.3% since first listed

5 events — show timeline

• 2026-06-09 Listed $115,000 MARMLS
• 2016-10-31 Sold (Public Records) $80,000 Public Records
• 2016-10-28 Sold (MLS) $80 MARMLS
• 2016-05-03 Listed $83,500 MARMLS
• 2015-01-13 Sold (Public Records) $70,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,544 · -1.1% YoY. Source: county tax records.