200 SW 132nd Way Unit 207L · Pembroke Pines, FL 33027

$104,000

1 bd · 1.0 ba · 685 sqft · Condo public records · 136 Days on market

Built 1985 $620/mo HOA · 33% 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 +16.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Beautiful condo for sale! Property features one large bedroom and one full bathroom, granite counter tops, SS appliances, wood floors throughout, screened balcony and more!! Only 55+ will be approved.

Key facts

• Recent upgrades
• Pool views
• Garden views

Tags

• GARDEN VIEWS
• POOL VIEWS
• RECENT UPGRADES
• NEW VINYL FLOORING
• UPGRADED BATHROOM VANITY
• NEWER REFRIGERATOR

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $620; Association covers amenities, laundry, grounds maintenance, structure maintenance, roof, sewer, security, trash and water; Community amenities include business center, clubhouse, fitness center, laundry room, library, pool, sauna, tennis courts, trash service, transportation service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Key card entry; Security guard; Smoke detectors
• Utilities: Association-managed water and sewer; Electric service
• Home design: Block construction; 4-story building; Entry on level 2
• Construction: Block construction
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Self-cleaning oven; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Blinds on windows; First-floor entry; Living/dining room layout; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $59 ($706/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 543 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 (-2.0%/yr); year-one equity from $719 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 136 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask is 5678% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• 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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-13,763
• Equity at exit: $20,139

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-22,559
• Equity at exit: $17,153

Cash invested: $29,120 (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: 543
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$545
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$43
• HOA: −$620
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $59

Break-even live

Break-even rent $1,792

Max offer price $104,000

Occupancy floor 92%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	3d	1	0.23mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	24d	1	0.42mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	24d	1	0.47mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,327	$2.23	1d	21	0.69mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	24d	2	0.69mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	14d	2	0.83mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	14d	1	0.99mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	5d	2	0.99mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	3d	3	0.99mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	1d	3	0.99mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	1.19mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	20d	1	1.19mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	7d	1	1.19mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	5d	1	1.25mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	24d	1	1.25mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	1.27mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	15d	1	1.30mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	17d	1	1.30mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	7d	1	1.30mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	19d	1	1.37mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	7d	1	1.41mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	4d	3	1.44mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	7d	2	1.45mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	5d	1	1.49mi

HOA detail condo

• Monthly dues: $620 · $7,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $104,000 Active 136 DOM
2. 2026-06-17
   days on market $104,000 Active 135 DOM
3. 2026-06-16
   days on market $104,000 Active 134 DOM
4. 2026-06-15
   days on market $104,000 Active 133 DOM
5. 2026-06-13
   days on market $104,000 Active 131 DOM
6. 2026-06-09
   days on market $104,000 Active 127 DOM
7. 2026-06-07
   days on market $104,000 Active 125 DOM
8. 2026-06-04
   days on market $104,000 Active 122 DOM
9. 2026-06-03
   days on market $104,000 Active 121 DOM
10. 2026-06-02
    days on market $104,000 Active 120 DOM
11. 2026-06-01
    days on market $104,000 Active 119 DOM
12. 2026-05-31
    days on market $104,000 Active 118 DOM
13. 2026-03-21
    price $104,000
14. 2026-02-25
    listed $1,800
15. 2026-02-02
    listed $130,000 Active
16. 2020-03-11
    soldstatus $112,500 Closed 200-char remark

    Show marketing remark (200 chars)

    Beautiful condo for sale! Property features one large bedroom and one full bathroom, granite counter tops, SS appliances, wood floors throughout, screened balcony and more!! Only 55+ will be approved.

17. 2020-03-10
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Beautiful condo for sale! Property features one large bedroom and one full bathroom, granite counter tops, SS appliances, wood floors throughout, screened balcony and more!! Only 55+ will be approved.

18. 2020-03-09
    listed $113,000 Active 200-char remark

    Show marketing remark (200 chars)

    Beautiful condo for sale! Property features one large bedroom and one full bathroom, granite counter tops, SS appliances, wood floors throughout, screened balcony and more!! Only 55+ will be approved.

19. 2020-03-05
    soldstatus $112,500
20. 2015-12-30
    soldstatus $82,000 Sold 418-char remark

    Show marketing remark (418 chars)

    LOOK NO MORE. YOU HAVE FOUND THE ONE TRUE GEM IN CENTURY VILLAGE. COMPLETELY UPDATED KITCHEN AND BATHROOM. STAINLESS STEEL APPLIANCES, GRANITE COUNTERTOPS. BUILT IN BUFFET IN DINING ROOM. FRESHLY PAINTED. LAMINATE FLOORING THROUGHOUT. NEW FRONT AC WALL UN IT. SCREENED IN BALCONY OVERLOOKING POOL AREA. LAUNDRY ROOM AND ELEVATOR CONVENIENTLY LOCATED NEXT DOOR AND ACROSS. SEPARATE STORAGE SPACE INCLUDED. REGULAR SALE!

21. 2015-12-23
    soldstatus $82,000
22. 2015-11-23
    status Pending 418-char remark

    Show marketing remark (418 chars)

    LOOK NO MORE. YOU HAVE FOUND THE ONE TRUE GEM IN CENTURY VILLAGE. COMPLETELY UPDATED KITCHEN AND BATHROOM. STAINLESS STEEL APPLIANCES, GRANITE COUNTERTOPS. BUILT IN BUFFET IN DINING ROOM. FRESHLY PAINTED. LAMINATE FLOORING THROUGHOUT. NEW FRONT AC WALL UN IT. SCREENED IN BALCONY OVERLOOKING POOL AREA. LAUNDRY ROOM AND ELEVATOR CONVENIENTLY LOCATED NEXT DOOR AND ACROSS. SEPARATE STORAGE SPACE INCLUDED. REGULAR SALE!

23. 2015-09-10
    price $83,333 418-char remark

    Show marketing remark (418 chars)

    LOOK NO MORE. YOU HAVE FOUND THE ONE TRUE GEM IN CENTURY VILLAGE. COMPLETELY UPDATED KITCHEN AND BATHROOM. STAINLESS STEEL APPLIANCES, GRANITE COUNTERTOPS. BUILT IN BUFFET IN DINING ROOM. FRESHLY PAINTED. LAMINATE FLOORING THROUGHOUT. NEW FRONT AC WALL UN IT. SCREENED IN BALCONY OVERLOOKING POOL AREA. LAUNDRY ROOM AND ELEVATOR CONVENIENTLY LOCATED NEXT DOOR AND ACROSS. SEPARATE STORAGE SPACE INCLUDED. REGULAR SALE!

24. 2015-08-05
    listed $89,999 Active 418-char remark

    Show marketing remark (418 chars)

    LOOK NO MORE. YOU HAVE FOUND THE ONE TRUE GEM IN CENTURY VILLAGE. COMPLETELY UPDATED KITCHEN AND BATHROOM. STAINLESS STEEL APPLIANCES, GRANITE COUNTERTOPS. BUILT IN BUFFET IN DINING ROOM. FRESHLY PAINTED. LAMINATE FLOORING THROUGHOUT. NEW FRONT AC WALL UN IT. SCREENED IN BALCONY OVERLOOKING POOL AREA. LAUNDRY ROOM AND ELEVATOR CONVENIENTLY LOCATED NEXT DOOR AND ACROSS. SEPARATE STORAGE SPACE INCLUDED. REGULAR SALE!

25. 2013-12-03
    soldstatus $47,000
26. 1993-06-30
    soldstatus $33,000
27. 1985-05-01
    soldstatus $29,500

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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 ≥106°F today · 28 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: $22,393
• − Mortgage interest: −$5,826
• − Property taxes: −$2,479
• − Insurance: −$520
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − HOA: −$7,440
• − Depreciation: −$3,025
• Taxable loss: −$481
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $821/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

+252.5% since first listed

15 events — show timeline

• 2026-03-21 Price Changed $104,000 MARMLS
• 2026-02-25 Listed for Rent $1,800 MARMLS
• 2026-02-02 Listed $130,000 MARMLS
• 2020-03-11 Sold (MLS) $112,500 MARMLS
• 2020-03-10 Pending — MARMLS
• 2020-03-09 Listed $113,000 MARMLS
• 2020-03-05 Sold (Public Records) $112,500 Public Records
• 2015-12-30 Sold (MLS) $82,000 MARMLS
• 2015-12-23 Sold (Public Records) $82,000 Public Records
• 2015-11-23 Pending — MARMLS
• 2015-09-10 Price Changed $83,333 MARMLS
• 2015-08-05 Listed $89,999 MARMLS
• 2013-12-03 Sold (Public Records) $47,000 Public Records
• 1993-06-30 Sold (Public Records) $33,000 Public Records
• 1985-05-01 Sold (Public Records) $29,500 Public Records

Property tax history

+17.6%/yr

Latest (2025): $2,479 · -8.0% YoY. Source: county tax records.