13250 SW 7th Ct Unit 114L · Pembroke Pines, FL 33027

$149,995

2 bd · 1.5 ba · 953 sqft · Condo · 67 Days on market

Built 1985 $741/mo HOA · 37% of rent ↓ 7% since listing

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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).

• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• 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
• DSCR +1.3/10.0

Listing remarks MLS

Don't miss the opportunity to see this beautiful very well maintained unit 2 BED /1 and half BATH model with amazing pool views from the master room. Gorgeous & spacious apartment with great floor plan, tile throughout the whole unit. Century Village is a 55+ community with endless resort-style amenities. It has a million-dollar clubhouse, transportation, 2 fitness centers, 24-hour security, 8 swimming pools, tennis court, movie theater, billiards, pharmacy, cafe, golf and so much more!

Key facts

• Close to hospital
• Close to restaurants
• Pool view

Tags

• UPDATED KITCHEN
• POOL VIEW
• RESORT STYLE AMENITIES
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO HOSPITAL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, laundry, pool (heated), sauna, tennis courts, trash service, parking, transportation service; Association covers management, common areas, structure maintenance, parking, and pool(s); Senior community

Exterior

• Parking: One assigned space
• Security: Complex fenced; Security guard
• Utilities: Has heating; Has cooling
• Home design: Attached property; Entry level: 1; Total of 4 stories
• Construction: Block construction; Resale property
• Exterior features: Balcony; Fence; Screened balcony/porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.5% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $119k (20.5% below list) — sets the bar for cash-flow.

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+, crime 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• 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 23d 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 31% 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 $1k 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

• It's been on market 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $119,249 (20.5% 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 67 days. Have you received any prior offers? Is the seller open to a 20% 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: 1.32% ✓
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 6.3

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: -24.1%
• Equity multiple: 0.12×
• Total profit: $-36,880
• Equity at exit: $29,045

10-year hold

• IRR: -28.8%
• Equity multiple: -0.53×
• Total profit: $-64,410
• Equity at exit: $24,740

Cash invested: $41,999 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$741
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-212

Break-even live

Break-even rent $2,250

Max offer price $119,249

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-161	+0% $-212	+5% $-264	+10% $-316
Rent	-10% $-369	-5% $-291	+0% $-212	+5% $-134	+10% $-56
Rate	-1.0pp $-137	-0.5pp $-174	base $-212	+0.5pp $-251	+1.0pp $-291

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: $37,499
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,645	$1.86	9d	2	0.03mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	24d	1	0.03mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	26d	1	0.05mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	9d	1	0.07mi
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,750	$1.98	6d	2	0.07mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	12d	2	0.07mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	26d	3	0.07mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	1d	2	0.11mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	24d	2	0.11mi
101 SW 132nd Way Unit 315J Pembroke Pines, FL	1.0	1.5	811	$1,600	$1.97	20d	1	0.11mi
100 SW 132nd Way Unit 303K Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	17d	1	0.13mi
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	24d	2	0.13mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	5d	2	0.13mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	26d	2	0.20mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	26d	1	0.21mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	26d	1	0.22mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	9d	1	0.22mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	1d	2	0.22mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	26d	1	0.23mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	7d	2	0.24mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	26d	2	0.24mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	26d	1	0.24mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	17d	1	0.25mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	4d	1	0.25mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	4d	1	0.25mi
13401 NW 5th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1126	$2,938	$2.61	0d	13	0.25mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	24d	1	0.29mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	1d	1	0.29mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	26d	1	0.30mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	26d	1	0.31mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	24d	1	0.31mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	26d	1	0.31mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	3d	2	0.31mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	22d	2	0.31mi
250 NW 130th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1123	$2,756	$2.45	0d	17	0.32mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	26d	1	0.33mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	19d	1	0.33mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	7d	1	0.35mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	26d	1	0.36mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	24d	2	0.38mi

HOA detail condo

• Monthly dues: $741 · $8,892/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $149,995 Active 67 DOM
2. 2026-06-18
   days on market $149,995 Active 64 DOM
3. 2026-06-17
   days on market $149,995 Active 63 DOM
4. 2026-06-16
   days on market $149,995 Active 62 DOM
5. 2026-06-15
   remarks 361-char remark
6. 2026-06-15
   days on market $149,995 Active 61 DOM
7. 2026-06-13
   days on market $149,995 Active 59 DOM
8. 2026-06-09
   days on market $149,995 Active 55 DOM
9. 2026-06-08
   days on market $149,995 Active 54 DOM
10. 2026-06-07
    days on market $149,995 Active 53 DOM
11. 2026-06-04
    days on market $149,995 Active 50 DOM
12. 2026-06-03
    days on market $149,995 Active 49 DOM
13. 2026-06-02
    days on market $149,995 Active 48 DOM
14. 2026-06-01
    days on market $149,995 Active 47 DOM
15. 2026-05-31
    days on market $149,995 Active 46 DOM
16. 2026-04-25
    price $157,999
17. 2026-04-15
    listed $167,999 Active
18. 2022-08-26
    soldstatus $205,000 Closed 497-char remark

    Show marketing remark (497 chars)

    Don't miss the opportunity to see this beautiful very well maintained unit 2 BED /1 and half BATH model with amazing pool views from the master room. Gorgeous & spacious apartment with great floor plan, tile throughout the whole unit. Century Village is a 55+ community with endless resort-style amenities. It has a million-dollar clubhouse, transportation, 2 fitness centers, 24-hour security, 8 swimming pools, tennis court, movie theater, billiards, pharmacy, cafe, golf and so much more!

19. 2022-07-18
    status Pending 497-char remark

    Show marketing remark (497 chars)

    Don't miss the opportunity to see this beautiful very well maintained unit 2 BED /1 and half BATH model with amazing pool views from the master room. Gorgeous & spacious apartment with great floor plan, tile throughout the whole unit. Century Village is a 55+ community with endless resort-style amenities. It has a million-dollar clubhouse, transportation, 2 fitness centers, 24-hour security, 8 swimming pools, tennis court, movie theater, billiards, pharmacy, cafe, golf and so much more!

20. 2022-05-25
    listed $210,000 Active 497-char remark

    Show marketing remark (497 chars)

    Don't miss the opportunity to see this beautiful very well maintained unit 2 BED /1 and half BATH model with amazing pool views from the master room. Gorgeous & spacious apartment with great floor plan, tile throughout the whole unit. Century Village is a 55+ community with endless resort-style amenities. It has a million-dollar clubhouse, transportation, 2 fitness centers, 24-hour security, 8 swimming pools, tennis court, movie theater, billiards, pharmacy, cafe, golf and so much more!

21. 2020-07-31
    historical
22. 2020-07-04
    status Active
23. 2020-07-04
    price $149,900
24. 2020-07-01
    historical
25. 2020-05-07
    status Active
26. 2020-05-01
    historical
27. 2020-04-02
    price $155,000
28. 2020-03-30
    price $155
29. 2020-02-08
    listed $169,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,774
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$8,892
• − Depreciation: −$4,363
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $-1,425/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

-6.5% since first listed

14 events — show timeline

• 2026-04-25 Price Changed $157,999 MARMLS
• 2026-04-15 Listed $167,999 MARMLS
• 2022-08-26 Sold (MLS) $205,000 MARMLS
• 2022-07-18 Pending — MARMLS
• 2022-05-25 Listed $210,000 MARMLS
• 2020-07-31 Listing Removed — MARMLS
• 2020-07-04 Relisted — MARMLS
• 2020-07-04 Price Changed $149,900 MARMLS
• 2020-07-01 Listing Removed — MARMLS
• 2020-05-07 Relisted — MARMLS
• 2020-05-01 Listing Removed — MARMLS
• 2020-04-02 Price Changed $155,000 MARMLS
• 2020-03-30 Price Changed $155 MARMLS
• 2020-02-08 Listed $169,000 MARMLS