1000 Colony Point Cir #308 · Pembroke Pines, FL 33026

$150,000

2 bd · 2.0 ba · 880 sqft · Condo public records · 222 Days on market

Built 1980 $824/mo HOA · 34% of rent

---

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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Welcome to this 55+ community in highly desired Pembroke Lakes! This fully furnished 1 bed + den & 2 bath unit offers a private balcony with hurricane shutters and includes a storage bin and 1 assigned parking space. Enjoy resort-style amenities including an Olympic-size pool, fitness center, billiards room, hobby & card rooms, library, event theater, racquetball and tennis courts. Prime location near Memorial Hospital, CB Smith Park, Pembroke Lakes Mall, restaurants, and shops—plus just 15 minutes to Hollywood Beach. Quiet, low-traffic area with easy access to everything!

Key facts

• Olympic-size pool
• Fitness center
• Private balcony

Tags

• PRIVATE BALCONY
• HURRICANE SHUTTERS
• STORAGE BIN
• ASSIGNED PARKING SPACE
• OLYMPIC-SIZE POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% 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; 40 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).
• This rent runs 32% 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 222 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.60% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 5.2

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-18,192
• Equity at exit: $22,365

10-year hold

• IRR: -6.4%
• Equity multiple: 0.62×
• Total profit: $-15,772
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,400 high
• Mortgage (P&I): −$787
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$62
• HOA: −$824
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $142

Break-even live

Break-even rent $2,220

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	24d	1	0.27mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	5d	1	0.27mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	7d	1	0.32mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	3d	1	0.33mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	24d	1	0.33mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	7d	1	0.37mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	24d	1	0.53mi
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	20d	1	0.53mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	7d	1	0.56mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	24d	1	0.56mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	17d	1	0.59mi
140 SW 117th Ave Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	18d	1	0.61mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	0.62mi
11631 SW 2nd St #20103 Pembroke Pines, FL	1.0	1.0	810	$1,950	$2.41	24d	1	0.64mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	5d	1	0.69mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	24d	1	0.69mi
11361 SW 3rd St #11361 Pembroke Pines, FL	2.0	2.0	978	$2,450	$2.51	15d	1	0.69mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	24d	1	0.71mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	0.73mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	7d	1	0.73mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	20d	1	0.73mi
120 NW 108th Ter Pembroke Pines, FL	1.0–3.0	1.0–2.0	1101	$2,534	$2.30	3d	10	0.74mi
526 SW 113th Way #526 Pembroke Pines, FL	1.0	1.0	770	$1,950	$2.53	24d	1	0.80mi
11301 SW 4th St Pembroke Pines, FL	2.0	2.0	1058	$3,685	$3.48	24d	1	0.84mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	17d	1	0.84mi
308 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1120	$2,500	$2.23	24d	1	0.85mi
4300 SW 113th Ter Miramar, FL	1.0–3.0	1.0–2.0	1086	$2,682	$2.47	2d	1	0.86mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	24d	1	0.88mi
10633 NW 10th St #102 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	10d	1	0.88mi
10613 NW 11th St #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	24d	1	0.88mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	20d	1	0.88mi
1148 NW 106th Ter Pembroke Pines, FL	2.0	2.0	806	$2,500	$3.10	24d	1	0.89mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	22d	1	0.89mi
11185 SW 6th St #301 Pembroke Pines, FL	2.0	2.0	1065	$2,250	$2.11	24d	1	0.91mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	24d	2	0.93mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	22d	2	0.93mi
640 SW 113th Ter Pembroke Pines, FL	2.0	2.0	1106	$3,500	$3.16	24d	1	0.93mi
640 SW 113th Ter Pembroke Pines, FL	2.0	2.0	1104	$3,498	$3.17	7d	1	0.93mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	24d	1	0.94mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,800	$2.43	7d	1	0.94mi

HOA detail condo

• Monthly dues: $824 · $9,888/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 222 DOM
2. 2026-06-17
   days on market $150,000 Active 221 DOM
3. 2026-06-16
   days on market $150,000 Active 220 DOM
4. 2026-06-15
   days on market $150,000 Active 219 DOM
5. 2026-06-13
   days on market $150,000 Active 217 DOM
6. 2026-06-09
   days on market $150,000 Active 213 DOM
7. 2026-06-07
   days on market $150,000 Active 211 DOM
8. 2026-06-04
   days on market $150,000 Active 208 DOM
9. 2026-06-03
   days on market $150,000 Active 207 DOM
10. 2026-06-02
    days on market $150,000 Active 206 DOM
11. 2026-06-01
    days on market $150,000 Active 205 DOM
12. 2026-05-31
    days on market $150,000 Active 204 DOM
13. 2026-04-01
    price $150,000 597-char remark

    Show marketing remark (597 chars)

    Welcome to this 55+ community in highly desired Pembroke Lakes! This fully furnished 1 bed + den & 2 bath unit offers a private balcony with hurricane shutters and includes a storage bin and 1 assigned parking space. Enjoy resort-style amenities including an Olympic-size pool, fitness center, billiards room, hobby & card rooms, library, event theater, racquetball and tennis courts. Prime location near Memorial Hospital, CB Smith Park, Pembroke Lakes Mall, restaurants, and shops—plus just 15 minutes to Hollywood Beach. Quiet, low-traffic area with easy access to everything!

14. 2026-02-23
    price $155,000 597-char remark

    Show marketing remark (597 chars)

    Welcome to this 55+ community in highly desired Pembroke Lakes! This fully furnished 1 bed + den & 2 bath unit offers a private balcony with hurricane shutters and includes a storage bin and 1 assigned parking space. Enjoy resort-style amenities including an Olympic-size pool, fitness center, billiards room, hobby & card rooms, library, event theater, racquetball and tennis courts. Prime location near Memorial Hospital, CB Smith Park, Pembroke Lakes Mall, restaurants, and shops—plus just 15 minutes to Hollywood Beach. Quiet, low-traffic area with easy access to everything!

15. 2025-11-08
    listed $160,000 Active 597-char remark

    Show marketing remark (597 chars)

    Welcome to this 55+ community in highly desired Pembroke Lakes! This fully furnished 1 bed + den & 2 bath unit offers a private balcony with hurricane shutters and includes a storage bin and 1 assigned parking space. Enjoy resort-style amenities including an Olympic-size pool, fitness center, billiards room, hobby & card rooms, library, event theater, racquetball and tennis courts. Prime location near Memorial Hospital, CB Smith Park, Pembroke Lakes Mall, restaurants, and shops—plus just 15 minutes to Hollywood Beach. Quiet, low-traffic area with easy access to everything!

16. 2018-03-19
    soldstatus $129,000
17. 2018-03-15
    soldstatus $129,000 Sold 424-char remark

    Show marketing remark (424 chars)

    TURN KEY UNIT IN PEMBROKE PINES. COMPLETELY UPDATED, LAMINATED FLOORS, WHITE KITCHEN CABINETS AND GRANITE COUNTER-TOPS, TASTEFULLY FURNISHED AND DECORATED, COMPLEX OFFERS LOTS OF AMENITIES INCLUDING THEATER, BILLIARD ROOM, OVERSIZE COMMUNITY POOL, WALK/JOG PATH AROUND THE LAKE AND MUCH MORE. THIS IS TRULY A BRING YOUR TOOTHBRUSH AND MOVE IN CONDITION. THIS UNIT IS A CONVERTIBLE 2 BEDROOM (FLEX 2). 55+ COMMUNITY, NO PETS.

18. 2018-02-01
    status Backup Contract 424-char remark

    Show marketing remark (424 chars)

    TURN KEY UNIT IN PEMBROKE PINES. COMPLETELY UPDATED, LAMINATED FLOORS, WHITE KITCHEN CABINETS AND GRANITE COUNTER-TOPS, TASTEFULLY FURNISHED AND DECORATED, COMPLEX OFFERS LOTS OF AMENITIES INCLUDING THEATER, BILLIARD ROOM, OVERSIZE COMMUNITY POOL, WALK/JOG PATH AROUND THE LAKE AND MUCH MORE. THIS IS TRULY A BRING YOUR TOOTHBRUSH AND MOVE IN CONDITION. THIS UNIT IS A CONVERTIBLE 2 BEDROOM (FLEX 2). 55+ COMMUNITY, NO PETS.

19. 2018-01-23
    price $145,000 424-char remark

    Show marketing remark (424 chars)

    TURN KEY UNIT IN PEMBROKE PINES. COMPLETELY UPDATED, LAMINATED FLOORS, WHITE KITCHEN CABINETS AND GRANITE COUNTER-TOPS, TASTEFULLY FURNISHED AND DECORATED, COMPLEX OFFERS LOTS OF AMENITIES INCLUDING THEATER, BILLIARD ROOM, OVERSIZE COMMUNITY POOL, WALK/JOG PATH AROUND THE LAKE AND MUCH MORE. THIS IS TRULY A BRING YOUR TOOTHBRUSH AND MOVE IN CONDITION. THIS UNIT IS A CONVERTIBLE 2 BEDROOM (FLEX 2). 55+ COMMUNITY, NO PETS.

20. 2017-12-29
    listed $149,900 Active 424-char remark

    Show marketing remark (424 chars)

    TURN KEY UNIT IN PEMBROKE PINES. COMPLETELY UPDATED, LAMINATED FLOORS, WHITE KITCHEN CABINETS AND GRANITE COUNTER-TOPS, TASTEFULLY FURNISHED AND DECORATED, COMPLEX OFFERS LOTS OF AMENITIES INCLUDING THEATER, BILLIARD ROOM, OVERSIZE COMMUNITY POOL, WALK/JOG PATH AROUND THE LAKE AND MUCH MORE. THIS IS TRULY A BRING YOUR TOOTHBRUSH AND MOVE IN CONDITION. THIS UNIT IS A CONVERTIBLE 2 BEDROOM (FLEX 2). 55+ COMMUNITY, NO PETS.

21. 2013-03-22
    soldstatus $49,000
22. 2000-10-25
    soldstatus $55,000
23. 1997-11-20
    soldstatus $50,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$273/yr (+$23/mo · 28.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°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: $28,796
• − Mortgage interest: −$8,402
• − Property taxes: −$972
• − Insurance: −$750
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$9,888
• − Depreciation: −$4,364
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,744/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

+200.0% since first listed

11 events — show timeline

• 2026-04-01 Price Changed $150,000 MARMLS
• 2026-02-23 Price Changed $155,000 MARMLS
• 2025-11-08 Listed $160,000 MARMLS
• 2018-03-19 Sold (Public Records) $129,000 Public Records
• 2018-03-15 Sold (MLS) $129,000 MARMLS
• 2018-02-01 Pending — MARMLS
• 2018-01-23 Price Changed $145,000 MARMLS
• 2017-12-29 Listed $149,900 MARMLS
• 2013-03-22 Sold (Public Records) $49,000 Public Records
• 2000-10-25 Sold (Public Records) $55,000 Public Records
• 1997-11-20 Sold (Public Records) $50,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $972 · -7.6% YoY. Source: county tax records.