1301 SW 135th Ter Unit 309J · Pembroke Pines, FL 33027

$115,500

1 bd · 2.0 ba · 1,040 sqft · Condo public records · 5 Days on market

Built 1985 $358/mo HOA · 17% 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 +28.4/30.0
• 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
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICELY MAINTAINED UNIT WITH NEW CARPETING, NEW REFRIGERATOR, TOTAL MAINTAINENCE CONTRACT ON ALL APPLIANCESS WILL BE RENEWED FOR ADDITIONAL YEAR IN AUGUST. SOLD FURNISHED OR UNFURNISHED. READY FOR A QUICK CLOSING, NOT A SHORT SALE.

Key facts

• Enclosed balcony
• Centrally located
• Custom mirror wall

Tags

• ENCLOSED BALCONY
• CUSTOM MIRROR WALL
• STATE OF THE ART CLUBHOUSE
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fees (listed amounts vary); Association covers management, cable TV, hot water, insurance, internet, grounds maintenance, recreation facilities, reserve fund, sewer, security, trash, and water; Community amenities include clubhouse, fitness center, pool, billiard room, business center, laundry, shuffleboard court, tennis courts, transportation service, and elevators; Large community (many units); Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Gated/complex fenced; On-site security guard
• Utilities: Cable available
• Home design: Property attached (multi-unit); West-facing; Third-floor entry; Unit entry on level 3; Open floor unit
• Construction: Block construction; Resale property; One story unit within a 4-story building
• Exterior features: Balcony; Open balcony/patio; Tennis courts; Complex fenced; Security guard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Living/dining room; Main living area on upper level; Bedroom on main level; Bathtub; Storage room; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Cap rate 10.2% 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 (-0.2%/yr); 549 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).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $799 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $116k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major flood risk; 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 $115,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.80% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,259
• Equity at exit: $22,365

10-year hold

• IRR: 7.2%
• Equity multiple: 1.51×
• Total profit: $16,561
• Equity at exit: $19,050

Cash invested: $32,340 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 549
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$606
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$48
• HOA: −$358
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $375

Break-even live

Break-even rent $1,604

Max offer price $115,500

Occupancy floor 77%

Sensitivity live

Price	-10% $441	-5% $408	+0% $375	+5% $343	+10% $310
Rent	-10% $211	-5% $293	+0% $375	+5% $458	+10% $540
Rate	-1.0pp $434	-0.5pp $405	base $375	+0.5pp $346	+1.0pp $315

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	25d	1	0.07mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	15d	2	0.12mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	25d	1	0.14mi
13455 SW 16th Ct Unit 306-F Pembroke Pines, FL	2.0	1.5	936	$2,000	$2.14	19d	1	0.16mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	4d	1	0.16mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	23d	2	0.26mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	18d	1	0.30mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	6d	1	0.31mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	21d	2	0.33mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	2d	2	0.33mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	23d	1	0.34mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	25d	1	0.34mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	25d	1	0.34mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	5d	1	0.35mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	25d	1	0.36mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	18d	1	0.37mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	6d	2	0.38mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	25d	2	0.38mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	2d	2	0.40mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,200	$1.96	23d	2	0.40mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	8d	1	0.40mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	3d	1	0.41mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	16d	1	0.41mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	23d	1	0.42mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	0d	1	0.42mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	25d	1	0.42mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	8d	1	0.45mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	25d	1	0.45mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	0d	2	0.45mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	8d	1	0.48mi
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	25d	1	0.48mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	25d	1	0.48mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	25d	1	0.48mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	25d	1	0.49mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	25d	2	0.51mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	4d	1	0.54mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	16d	1	0.55mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	25d	1	0.58mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	13d	1	0.59mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,475	$1.59	25d	3	0.60mi

HOA detail condo

• Monthly dues: $358 · $4,296/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $115,500 Active 5 DOM
2. 2026-06-18
   days on market $115,500 Active 2 DOM
3. 2026-06-17
   remarks 679-char remark
4. 2026-06-17
   listed $115,500 Active 1 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: $3,063 · $255/mo
• Projected year-2 tax: $3,063 · $255/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 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $24,950
• − Mortgage interest: −$6,470
• − Property taxes: −$3,063
• − Insurance: −$578
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$4,296
• − Depreciation: −$3,360
• Taxable income: $3,192
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,740/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): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1728.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% Black 22% White 16% Asian 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 19% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 47% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -2.01%
• Current HPI: 359.5973
• Rent YoY: ▼ -0.20%
• 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

+201.6% since first listed

4 events — show timeline

• 2026-06-16 Listed $115,500 MARMLS
• 2009-07-08 Sold (Public Records) $35,000 Public Records
• 2009-06-12 Sold (MLS) $35,000 MARMLS
• 1986-08-01 Sold (Public Records) $38,300 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,063 · +5.4% YoY. Source: county tax records.