1101 Colony Point Cir #318 · Pembroke Pines, FL 33026

$125,900

1 bd · 2.0 ba · 680 sqft · Condo public records · 56 Days on market

Built 1979 $750/mo HOA · 36% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, resort-style living in 55+ Colony Pointe community. This beautifully maintained, guard-gated neighborhood offers a warm, welcoming atmosphere with the perfect blend of comfort, convenience, and an active lifestyle. Inside, enjoy a private balcony with hurricane shutters, an in-unit washer and dryer, and a generously sized dedicated storage room. The A/C is 2 years old, and the water heater was replaced in 2018. Assigned PARKING SPACE #103 adds everyday ease. Step outside and experience a true lifestyle upgrade with exceptional amenities, including a heated pool and jacuzzi, tennis and racquetball courts, billiards, a fully equipped fitness center, sauna, scenic walking path

Key facts

• Private balcony
• Jacuzzi
• Heated pool

Tags

• PRIVATE BALCONY
• IN UNIT WASHER AND DRYER
• DEDICATED STORAGE ROOM
• ASSIGNED PARKING SPACE
• HEATED POOL
• JACUZZI

Property features AI

Finance

• Other: Senior community; Pets conditionally allowed (restrictions may apply)
• Financial info: Association fee covers amenities, common areas, cable TV, hot water, internet, grounds maintenance, building maintenance, pool(s), recreation facilities, roof, security, trash, and water
• HOA & community: Monthly association fee; Association amenities include pool, fitness center, clubhouse, tennis courts, billiard room, library, sauna, storage, elevator(s), transportation service

Exterior

• Parking: Assigned open parking (one space)
• Security: Security guard; Exterior lighting
• Utilities: Cable available
• Home design: Condominium (attached property); 5-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Courtyard; Storm/security shutters; Screened balcony/porch; Heated pool; Lakefront property; Has a view

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level; Storage room
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows; Handicap access; Main living area on entry level; Walk-in closet(s); Living/Dining room; Family/Dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $126k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising (+1.6%/yr); 222 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $870 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 56 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $126k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.63% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-15,517
• Equity at exit: $18,772

10-year hold

• IRR: -6.8%
• Equity multiple: 0.61×
• Total profit: $-13,869
• Equity at exit: $10,886

Cash invested: $35,252 (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 33026

• Rents YoY: 1.6%
• Active inventory: 222
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$660
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$52
• HOA: −$750
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $116

Break-even live

Break-even rent $1,909

Max offer price $125,900

Occupancy floor 89%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	21d	1	0.46mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	24d	1	0.49mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	8d	1	0.49mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	0.72mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	24d	1	0.78mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	5d	1	0.78mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	21d	1	0.84mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	8d	1	0.84mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	0.84mi
2321 NW 114th Ter Unit 1442058P Pembroke Pines, FL	1.0	1.0	699	$3,028	$4.33	2d	1	0.91mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	22d	2	0.94mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	24d	2	0.94mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	24d	1	0.96mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,800	$2.43	7d	1	0.96mi
655 SW 111th Way Pembroke Pines, FL	1.0–3.0	1.0–2.0	991	$1,825	$1.84	24d	2	1.00mi
711 SW 111th Way #105 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	3d	1	1.02mi
10700 City Center Blvd Pembroke Pines, FL	3.0	1.0–2.0	977	$2,370	$2.43	2d	21	1.02mi
1100 Saint Charles Pl #620 Pembroke Pines, FL	1.0	1.5	740	$1,750	$2.36	24d	1	1.06mi
1400 Saint Charles Pl #314 Pembroke Pines, FL	1.0	1.5	740	$1,800	$2.43	24d	1	1.16mi
10400 City Center Blvd Pembroke Pines, FL	1.0–3.0	1.0–2.5	1071	$2,101	$1.96	3d	21	1.19mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: waterpoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $125,900 Active 56 DOM
2. 2026-06-17
   days on market $125,900 Active 55 DOM
3. 2026-06-16
   days on market $125,900 Active 54 DOM
4. 2026-06-15
   days on market $125,900 Active 53 DOM
5. 2026-06-13
   days on market $125,900 Active 51 DOM
6. 2026-06-09
   days on market $125,900 Active 47 DOM
7. 2026-06-08
   days on market $125,900 Active 46 DOM
8. 2026-06-07
   days on market $125,900 Active 45 DOM
9. 2026-06-04
   days on market $125,900 Active 42 DOM
10. 2026-06-03
    days on market $125,900 Active 41 DOM
11. 2026-06-02
    days on market $125,900 Active 40 DOM
12. 2026-06-01
    days on market $125,900 Active 39 DOM
13. 2026-05-31
    days on market $125,900 Active 38 DOM
14. 2026-04-23
    listed $125,900 Active
15. 2003-04-17
    soldstatus $59,000
16. 2000-12-07
    soldstatus $45,000
17. 1988-10-19
    soldstatus $39,800
18. 1985-12-01
    soldstatus $35,500

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$497/yr (+$41/mo · 90.8%)

ⓘ 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 9/10 Extreme 6 d/yr ≥105°F today · 22 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: $24,666
• − Mortgage interest: −$7,052
• − Property taxes: −$548
• − Insurance: −$630
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$9,000
• − Depreciation: −$3,663
• Taxable loss: −$173
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,428/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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 41% White 35% Two or more races 23% Black 15% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 52% English-only · Spanish 35% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -248.72%
• Current HPI: 380.7596
• Rent YoY: ▲ 1.58%
• 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

+254.6% since first listed

5 events — show timeline

• 2026-04-23 Listed $125,900 MARMLS
• 2003-04-17 Sold (Public Records) $59,000 Public Records
• 2000-12-07 Sold (Public Records) $45,000 Public Records
• 1988-10-19 Sold (Public Records) $39,800 Public Records
• 1985-12-01 Sold (Public Records) $35,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $548 · +2.0% YoY. Source: county tax records.