12500 SW 6th St Unit 110n · Pembroke Pines, FL 33027

$168,000

2 bd · 2.0 ba · 1,032 sqft · Condo public records · 26 Days on market

Built 1987 $779/mo HOA · 35% of rent

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• 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 +0.8/10.0

Listing remarks

Golf course views, spacious 2bed/2bath, J Model in Century Village. Great opportunity to add your personal touch. Features include a screened & enclosed porch with access to back- extra storage, eat-in kitchen, in-unit washer/dryer, newer A/C, and spacious primary bedroom with walk-in closet. Enjoy serene golf views and convenient first-floor living (no elevator needed), HOA includes water, cable, and internet. Resort-style amenities include pools, tennis, clubhouse, theater, indoor heated pool, transportation, classes, activities, and clubs. Gated 55+ community with 24/7 security. Minimum 700 credit score required for all buyers and occupants. Some photos virtually staged. Great loca

Key facts

• Walk-in closet
• Screened balcony
• First-floor living

Tags

• SCREENED BALCONY
• EAT-IN KITCHEN
• IN-UNIT WASHER DRYER
• NEWER A/C
• WALK-IN CLOSET
• FIRST-FLOOR LIVING

Property features AI

Finance

• HOA & community: Community association; Monthly HOA dues; Association amenities include billiard room, clubhouse, fitness center, golf course, sauna, spa/hot tub, trash chute, cafe/restaurant, courtesy bus, internet included, pickleball courts, putting green, security, and maintenance; HOA covers insurance, ground and structure maintenance, sewer, trash, water, reserve funds, roof repairs, recreation facilities, and pool service; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard; Key card entry; Security fence; Security patrol
• Utilities: Cable available
• Home design: Condominium; Resale property; First-floor entry; 4-story building; Builder model: J- JAZMINE
• Construction: Block construction
• Exterior features: Patio; Fenced; On golf course

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat strip; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Walk-in closets; Split bedroom layout; Closet cabinetry; Custom mirrors; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (29.2% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $119k (29.2% 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: Lakeside Elementary School (math 53% / reading 63%, grade C+, #751 of 2,144 statewide, top 36%, 631 students, 57% FRL); Walter C. Young Middle School (math 49% / reading 62%, grade B-, #178 of 571 statewide, top 31%, 873 students, 56% 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 27d 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 $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 26 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $168k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,948 (29.2% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.33% ✓
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• 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: -25.7%
• Equity multiple: 0.07×
• Total profit: $-43,829
• Equity at exit: $32,532

10-year hold

• IRR: -31.8%
• Equity multiple: -0.65×
• Total profit: $-77,566
• Equity at exit: $27,709

Cash invested: $47,040 (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: $2,227 high
• Mortgage (P&I): −$881
• Tax from tax record: −$307 /mo · $3,681/yr
• Insurance: −$70
• HOA: −$779
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-278

Break-even live

Break-even rent $2,578

Max offer price $118,948

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-230	+0% $-278	+5% $-325	+10% $-373
Rent	-10% $-454	-5% $-366	+0% $-278	+5% $-190	+10% $-102
Rate	-1.0pp $-193	-0.5pp $-235	base $-278	+0.5pp $-321	+1.0pp $-365

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12600 SW 5th Ct Pembroke Pines, FL	2.0	2.0	1349	$2,225	$1.65	13d	2	0.06mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	26d	1	0.10mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,780	$1.70	9d	1	0.13mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	19d	1	0.13mi
12800 SW 7th Ct Unit 102G Pembroke Pines, FL	1.0	1.0	840	$2,000	$2.38	26d	1	0.15mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	7d	3	0.17mi
12750 SW 4th Ct Unit 114J Pembroke Pines, FL	1.0	1.0	840	$1,950	$2.32	26d	1	0.17mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	26d	2	0.25mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	1d	1	0.30mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	26d	1	0.30mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	26d	1	0.33mi
12148 SW 4th St #12148 Pembroke Pines, FL	3.0	2.5	1428	$3,200	$2.24	7d	1	0.33mi
12111 SW 5th Ct Pembroke Pines, FL	1.0	1.5	1338	$1,499	$1.12	26d	1	0.34mi
12140 SW 4th St Unit 12140 Pembroke Pines, FL	2.0	2.5	1169	$2,900	$2.48	5d	1	0.35mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	26d	1	0.37mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	6d	2	0.39mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	9d	1	0.40mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.40mi
12032 SW 5th Ct Unit 12032 Pembroke Pines, FL	2.0	2.5	1169	$2,750	$2.35	26d	1	0.40mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	24d	1	0.40mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	26d	2	0.41mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	26d	1	0.42mi
308 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1120	$2,500	$2.23	26d	1	0.42mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	14d	1	0.44mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.44mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	26d	2	0.45mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	1d	2	0.45mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	16d	2	0.45mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	17d	1	0.45mi
223 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1320	$2,900	$2.20	7d	1	0.45mi
223 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1320	$2,900	$2.20	14d	1	0.45mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	26d	1	0.47mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	26d	1	0.49mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	26d	1	0.50mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	1d	2	0.53mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	19d	1	0.54mi
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	26d	1	0.55mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	26d	1	0.55mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	9d	1	0.55mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	26d	1	0.55mi

HOA detail condo

• Monthly dues: $779 · $9,348/yr
• Likely covers: waterinternetcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   pricedays on market $168,000 Active 26 DOM
2. 2026-06-18
   days on market $175,000 Active 23 DOM
3. 2026-06-17
   days on market $175,000 Active 22 DOM
4. 2026-06-16
   days on market $175,000 Active 21 DOM
5. 2026-06-15
   days on market $175,000 Active 20 DOM
6. 2026-06-13
   days on market $175,000 Active 18 DOM
7. 2026-06-09
   days on market $175,000 Active 14 DOM
8. 2026-06-08
   days on market $175,000 Active 13 DOM
9. 2026-06-07
   days on market $175,000 Active 12 DOM
10. 2026-06-04
    days on market $175,000 Active 9 DOM
11. 2026-06-03
    days on market $175,000 Active 8 DOM
12. 2026-06-02
    days on market $175,000 Active 7 DOM
13. 2026-06-01
    days on market $175,000 Active 6 DOM
14. 2026-05-31
    days on market $175,000 Active 5 DOM
15. 2026-04-13
    status Pending
16. 2026-04-10
    price $175,000
17. 2026-01-17
    listed $169,000 Active
18. 2004-02-12
    soldstatus $100,000

ⓘ 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: $3,681 · $307/mo
• Projected year-2 tax: $3,681 · $307/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 · 27 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: $26,721
• − Mortgage interest: −$9,411
• − Property taxes: −$3,681
• − Insurance: −$840
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$9,348
• − Depreciation: −$4,887
• Taxable loss: −$5,722
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-1,959/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

+75.0% since first listed

4 events — show timeline

• 2026-04-13 Pending — Beaches MLS
• 2026-04-10 Price Changed $175,000 Beaches MLS
• 2026-01-17 Listed $169,000 Beaches MLS
• 2004-02-12 Sold (Public Records) $100,000 Public Records

Property tax history

+20.9%/yr

Latest (2025): $3,681 · -1.2% YoY. Source: county tax records.