13550 SW 6th Ct Unit 409A · Pembroke Pines, FL 33027

$120,000

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

Built 1984 $620/mo HOA · 34% 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 +13.1/30.0
• 1% rule +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
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-kept and move-in ready 1-bedroom, 1-bath unit in the highly sought-after Century Village 55+ community, offering serene garden and golf views. This residence features tile flooring throughout, an upgraded kitchenConveniently located near the laundry facilities and elevator surrounded by beautifully maintained landscaped grounds. Century Village delivers an exceptional active adult lifestyle with resort-style amenities including multiple swimming pools, pickleball and tennis courts, scenic walking and biking trails, an 18-hole golf course, and a central clubhouse hosting a wide variety of social and recreational activities. Complimentary community transportation provides easy access to

Key facts

• Pickleball courts
• Landscaped grounds
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• LANDSCAPED GROUNDS
• MULTIPLE SWIMMING POOLS
• PICKLEBALL COURTS
• TENNIS COURTS
• WALKING AND BIKING TRAILS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes management, amenities, insurance, laundry, grounds maintenance, parking, recreation facilities, reserve fund, roof, sewer, security, trash and water; Community amenities include billiard room, business center, clubhouse, fitness center, laundry, library, pool, sauna, storage, tennis courts, trash service, transportation service and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Secured elevator; Security guard; Smoke detectors
• Utilities: Has heating; Has cooling
• Home design: Block construction; 4-story building; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Heated pool

Interior

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-5 ($-55/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $830 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 ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $105,600 (12.0% 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 136 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 5.5

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: -15.6%
• Equity multiple: 0.41×
• Total profit: $-19,663
• Equity at exit: $23,237

10-year hold

• IRR: -16.3%
• Equity multiple: 0.05×
• Total profit: $-32,072
• Equity at exit: $19,792

Cash invested: $33,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$620
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-5

Break-even live

Break-even rent $1,835

Max offer price $119,338

Occupancy floor 95%

Sensitivity live

Price	-10% $78	-5% $37	+0% $-5	+5% $-46	+10% $-88
Rent	-10% $-149	-5% $-77	+0% $-5	+5% $68	+10% $140
Rate	-1.0pp $56	-0.5pp $26	base $-5	+0.5pp $-36	+1.0pp $-67

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	25d	1	0.12mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,580	$2.93	0d	1	0.15mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	25d	1	0.15mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	4d	1	0.31mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,334	$2.24	0d	20	0.47mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	15d	2	0.53mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	25d	2	0.61mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	15d	1	0.98mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	6d	2	0.99mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	2d	3	0.99mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	5d	3	0.99mi
12166 Saint Andrews Pl #111 Miramar, FL	1.0	1.0	618	$1,950	$3.16	0d	1	1.23mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	18d	1	1.26mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	8d	1	1.26mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	16d	1	1.28mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	20d	1	1.34mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	8d	1	1.36mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	25d	1	1.38mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	8d	1	1.38mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	21d	1	1.38mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	8d	2	1.40mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	5d	3	1.41mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	6d	1	1.42mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	25d	1	1.45mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	6d	1	1.45mi
2021 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	828	$2,000	$2.42	16d	2	1.46mi
2021 Renaissance Blvd #201 Miramar, FL	1.0	1.0	690	$2,000	$2.90	12d	1	1.46mi
2113 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$2,000	$2.40	25d	2	1.46mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	25d	1	1.48mi
2103 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$1,980	$2.38	23d	2	1.50mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $120,000 Active 136 DOM
2. 2026-06-18
   days on market $120,000 Active 133 DOM
3. 2026-06-17
   days on market $120,000 Active 132 DOM
4. 2026-06-16
   days on market $120,000 Active 131 DOM
5. 2026-06-15
   days on market $120,000 Active 130 DOM
6. 2026-06-13
   days on market $120,000 Active 128 DOM
7. 2026-06-09
   days on market $120,000 Active 124 DOM
8. 2026-06-07
   days on market $120,000 Active 122 DOM
9. 2026-06-04
   days on market $120,000 Active 119 DOM
10. 2026-06-03
    days on market $120,000 Active 118 DOM
11. 2026-06-02
    days on market $120,000 Active 117 DOM
12. 2026-06-01
    days on market $120,000 Active 116 DOM
13. 2026-05-31
    days on market $120,000 Active 115 DOM
14. 2026-02-05
    listed $120,000 Active
15. 2026-01-16
    historical $1,575
16. 2025-11-08
    listed $1,575

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

Taxation est. · year 1

• Rental income: $21,945
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$7,440
• − Depreciation: −$3,491
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $334/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

+7519.0% since first listed

3 events — show timeline

• 2026-02-05 Listed $120,000 MARMLS
• 2026-01-16 Rental Removed $1,575 MARMLS
• 2025-11-08 Listed for Rent $1,575 MARMLS