900 Saint Charles Pl #221 · Pembroke Pines, FL 33026

$145,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 19 Days on market

Built 1980 $678/mo HOA · 30% 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 +19.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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 MLS

Enjoy this beautiful 2 Bedroom and 2 Full Bathroom l lake and golf views from this bright and cheery 2nd floor unit with screened patio. Wonderfully maintained unit features split floor plan, wood flooring, and spacious master suite with lots of storage. Great building with newly decorated lobby area, pool and beautifully maintained grounds. Park Place amenities include: 24 hr. guard gate, clubhouse, community pool, tennis courts, laundry room on each floor, shuttle bus, and much more! to buy can be any age, at list one occupants must be need 55 years old

Key facts

• $678 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets are not allowed
• HOA & community: Association (Park Place) with monthly fee; HOA amenities include cabana, clubhouse, game room, laundry, picnic area, parking, storage, tennis courts, and lobby; HOA fee covers cable TV, ground and structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, HVAC maintenance, reserve funds, roof repairs, recreation facility, and pool service; Senior community

Exterior

• Parking: Two parking spaces total; Assigned parking and guest parking available; One open (guest) parking space noted
• Security: Security guard; Security system; Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One-level unit; Entry on level 1; Faces east; Resale property; Located in the Forrest building within a 5-story complex
• Construction: CBS construction; Shingle roof
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Split-bedroom layout; Blinds on windows
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $6 ($67/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Pembroke Lakes Elementary School (math 62% / reading 73%, grade B+, #435 of 2,144 statewide, top 21%, 657 students, 51% 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) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 227 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 ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/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 19 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.
• Current owner paid $115k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 30% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $142,825 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 5.3

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-25,840
• Equity at exit: $21,620

10-year hold

• IRR: -16.0%
• Equity multiple: 0.19×
• Total profit: $-32,765
• Equity at exit: $12,537

Cash invested: $40,600 (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 33026

• Rents YoY: 1.6%
• Active inventory: 227
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$760
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$60
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$678
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $6

Break-even live

Break-even rent $2,282

Max offer price $145,000

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $47	+0% $6	+5% $-35	+10% $-77
Rent	-10% $-175	-5% $-85	+0% $6	+5% $96	+10% $186
Rate	-1.0pp $79	-0.5pp $42	base $6	+0.5pp $-32	+1.0pp $-70

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	5d	1	0.03mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	4d	1	0.03mi
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.15mi
1100 Saint Charles Pl #620 Pembroke Pines, FL	1.0	1.5	740	$1,750	$2.36	25d	1	0.16mi
1100 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,700	$2.18	5d	1	0.16mi
1100 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,700	$2.18	25d	1	0.16mi
10329 NW 11th St #201 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	25d	1	0.20mi
10409 NW 11th St Pembroke Pines, FL	2.0	2.0	806	$2,000	$2.48	25d	1	0.22mi
1200 Saint Charles Pl #606 Pembroke Pines, FL	1.0	1.5	780	$1,600	$2.05	23d	1	0.23mi
1400 Saint Charles Pl #713 Pembroke Pines, FL	2.0	2.0	1260	$2,000	$1.59	18d	1	0.24mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	9d	1	0.24mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	17d	1	0.24mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	4d	1	0.24mi
1400 Saint Charles Pl #314 Pembroke Pines, FL	1.0	1.5	740	$1,800	$2.43	25d	1	0.24mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	25d	1	0.24mi
940 NW 104th Ave #203 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	9d	1	0.26mi
1148 NW 106th Ter Pembroke Pines, FL	2.0	2.0	806	$2,500	$3.10	25d	1	0.27mi
10613 NW 11th St #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	25d	1	0.27mi
10468 NW 10th St #204 Pembroke Pines, FL	2.0	2.0	806	$2,150	$2.67	25d	1	0.28mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	12d	1	0.29mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	6d	1	0.29mi
10408 NW 8th St Pembroke Pines, FL	2.0	2.0	932	$2,100	$2.25	25d	1	0.30mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	25d	1	0.32mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	11d	1	0.32mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	18d	1	0.33mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	25d	1	0.33mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	16d	1	0.33mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	22d	1	0.34mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	0d	1	0.34mi
716 NW 103rd Ter #203 Pembroke Pines, FL	2.0	2.0	932	$2,200	$2.36	25d	1	0.34mi
741 NW 105th Ter Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	15d	1	0.35mi
10609 NW 8th St Pembroke Pines, FL	2.0	2.5	1224	$2,700	$2.21	16d	1	0.39mi
730 NW 106th Ave #730 Pembroke Pines, FL	2.0	2.5	1224	$2,550	$2.08	25d	1	0.42mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	25d	1	0.44mi
730 NW 106th Ter #730 Pembroke Pines, FL	2.0	2.5	1224	$2,500	$2.04	25d	1	0.44mi
565 NW 100th Pl #203 Pembroke Pines, FL	2.0	2.0	754	$2,050	$2.72	25d	1	0.46mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,000	$2.14	0d	1	0.47mi
551 NW 100th Pl #101 Pembroke Pines, FL	2.0	2.0	754	$2,500	$3.32	25d	1	0.47mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	9d	1	0.47mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	22d	1	0.47mi

HOA detail condo

• Monthly dues: $678 · $8,136/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $145,000 Active 19 DOM
2. 2026-06-18
   days on market $145,000 Active 16 DOM
3. 2026-06-17
   days on market $145,000 Active 15 DOM
4. 2026-06-16
   days on market $145,000 Active 14 DOM
5. 2026-06-15
   days on market $145,000 Active 13 DOM
6. 2026-06-13
   days on market $145,000 Active 11 DOM
7. 2026-06-09
   days on market $145,000 Active 7 DOM
8. 2026-06-08
   days on market $145,000 Active 6 DOM
9. 2026-06-07
   days on market $145,000 Active 5 DOM
10. 2026-06-04
    days on market $145,000 Active 2 DOM
11. 2026-06-02
    remarks 630-char remark
12. 2026-06-02
    listed $145,000 Active 1 DOM

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $27,463
• − Mortgage interest: −$8,122
• − Property taxes: −$1,819
• − Insurance: −$2,550
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$8,136
• − Depreciation: −$4,218
• Taxable loss: −$1,776
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $493/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

+132.0% since first listed

23 events — show timeline

• 2026-06-02 Listed $145,000 Beaches MLS
• 2020-06-16 Sold (Public Records) $115,000 Public Records
• 2020-06-10 Sold (MLS) $115,000 MARMLS
• 2020-05-27 Contingent — MARMLS
• 2020-01-15 Listing Removed — MARMLS
• 2020-01-15 Listed $126,900 MARMLS
• 2019-12-06 Price Changed $129,900 MARMLS
• 2019-11-04 Listing Removed — MARMLS
• 2019-11-04 Listed $135,900 MARMLS
• 2019-09-05 Price Changed $139,900 MARMLS
• 2019-08-13 Listed $142,900 MARMLS
• 2019-08-12 Listing Removed — MARMLS
• 2019-07-17 Price Changed $143,900 MARMLS
• 2019-05-13 Listed $144,500 MARMLS
• 2018-08-22 Sold (Public Records) $119,000 Public Records
• 2018-08-20 Sold (MLS) $119,000 MARMLS
• 2018-06-28 Pending — MARMLS
• 2018-06-20 Listed $128,000 MARMLS
• 2013-04-08 Sold (Public Records) $73,000 Public Records
• 2013-04-05 Sold (MLS) $73,000 MARMLS
• 2012-04-26 Sold (MLS) $55,000 Beaches MLS
• 2012-01-17 Listed $59,900 Beaches MLS
• 1981-01-01 Sold (Public Records) $62,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,819 · +3.1% YoY. Source: county tax records.