1200 SW 137th Ave Unit 305E · Pembroke Pines, FL 33027

$194,500

2 bd · 1.5 ba · 1,032 sqft · Condo · 16 Days on market

Built 1994 Good condition $400/mo HOA · 18% of rent ↓ 27% since listing

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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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Spacious 2BR/2BA condo in the desirable 55+ community of Century Village Pembroke Pines. Features a bright floor plan, screened balcony, ample storage, and assigned parking. Enjoy resort-style amenities including clubhouse, pools, fitness center, golf, tennis, transportation, and 24-hour security. Conveniently located near shopping, dining, and major highways. Move-in ready.

Key facts

• Fitness center
• Clubhouse
• Golf

Tags

• SCREENED BALCONY
• ASSIGNED PARKING
• CLUBHOUSE
• POOLS
• FITNESS CENTER
• GOLF

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Monthly land lease of $300; Pets allowed
• HOA & community: Monthly association fee of $400; Association fee includes cable TV, insurance, parking, pools, sewer, water; Community amenities: clubhouse, elevator(s), fitness center, golf course, barbecue, picnic area, pickleball, pool, putting greens, tennis courts; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Two or more parking spaces; 1 covered space; 1-car garage
• Security: Complex fenced; Security guard
• Utilities: Water included in association fee; Sewer included in association fee; Electric service available
• Home design: Attached property; 4 total stories; Entry on third level; Updated/remodeled
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; On golf course

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air (electric); Electric heating
• Interior features: Bedroom on main level; Closet cabinetry; Elevator; Third floor entry; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $43 ($513/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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+, 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 35% 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 $4k 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 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $191,582 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 7.2

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: -13.0%
• Equity multiple: 0.50×
• Total profit: $-27,001
• Equity at exit: $37,663

10-year hold

• IRR: -10.6%
• Equity multiple: 0.32×
• Total profit: $-37,229
• Equity at exit: $32,080

Cash invested: $54,460 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,020
• Tax est. 1.5%: −$243 /mo · $2,918/yr
• Insurance: −$81
• HOA: −$400
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $43

Break-even live

Break-even rent $2,208

Max offer price $194,500

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $110	+0% $43	+5% $-24	+10% $-92
Rent	-10% $-136	-5% $-47	+0% $43	+5% $132	+10% $221
Rate	-1.0pp $141	-0.5pp $92	base $43	+0.5pp $-8	+1.0pp $-59

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	4d	1	0.08mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,900	$2.53	15d	2	0.16mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	26d	1	0.18mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	19d	1	0.18mi
13455 SW 16th Ct Unit 306-F Pembroke Pines, FL	2.0	1.5	936	$2,000	$2.14	20d	1	0.21mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	26d	1	0.23mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	5d	1	0.24mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	3d	2	0.29mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	9d	1	0.29mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	23d	2	0.32mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	23d	2	0.34mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	7d	1	0.38mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	22d	2	0.39mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	3d	2	0.39mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	23d	1	0.39mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	26d	1	0.39mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	26d	1	0.40mi
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	26d	1	0.41mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	9d	1	0.41mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	26d	1	0.41mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	26d	1	0.41mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	0d	1	0.43mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	23d	1	0.43mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	4d	1	0.43mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	9d	1	0.44mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	26d	1	0.44mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	26d	1	0.44mi
1009 SW 144th Ave #2701 Pembroke Pines, FL	3.0	2.5	1396	$2,850	$2.04	26d	1	0.44mi
943 SW 143rd Ter #2109 Pembroke Pines, FL	3.0	2.5	1390	$3,050	$2.19	22d	1	0.45mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	19d	1	0.45mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	16d	1	0.47mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	4d	1	0.47mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	26d	1	0.50mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	26d	2	0.51mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	7d	2	0.51mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	26d	1	0.51mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	9d	1	0.52mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	26d	1	0.52mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	0d	2	0.53mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	16d	1	0.53mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $194,500 Active 16 DOM
2. 2026-06-18
   days on market $194,500 Active 13 DOM
3. 2026-06-17
   days on market $194,500 Active 12 DOM
4. 2026-06-16
   days on market $194,500 Active 11 DOM
5. 2026-06-15
   days on market $194,500 Active 10 DOM
6. 2026-06-13
   days on market $194,500 Active 8 DOM
7. 2026-06-09
   days on market $194,500 Active 4 DOM
8. 2026-06-08
   days on market $194,500 Active 3 DOM
9. 2026-06-07
   remarks 377-char remark
10. 2026-06-07
    listed $194,500 Active 2 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% 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: $27,143
• − Mortgage interest: −$10,895
• − Property taxes: −$2,918
• − Insurance: −$972
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$4,800
• − Depreciation: −$5,658
• Taxable loss: −$2,443
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $1,099/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready condo in Century Village Pembroke Pines offers a good condition with modern amenities and a bright floor plan.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring in bathrooms — Enhances aesthetics and value
• Both New kitchen backsplash — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in bathrooms — Enhances aesthetics and value ↑
• Both New kitchen backsplash — Modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-26.6% since first listed

6 events — show timeline

• 2026-06-05 Listed $194,500 MARMLS
• 2025-01-21 Rental Removed $2,300 MARMLS
• 2024-12-17 Listed for Rent $2,300 MARMLS
• 2024-11-19 Rental Removed $2,300 MARMLS
• 2024-10-02 Listed for Rent $2,300 MARMLS
• 2024-08-12 Listed $265,000 MARMLS