361 S Hollybrook Dr #305 · Pembroke Pines, FL 33025

$154,999

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 137 Days on market

Built 1975 $720/mo HOA · 32% 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 +9.4/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright Full Two Bedroom With Great Water Views From Living Room And Both Bedrooms On Long Canal-Facing South -Perfect For Investor As Condo Is Rented For Season-All Tiled Flooring-Kitchen Is Updated With Stainless Appliances and Upgraded Counters-Master B ath Has Glass Shower Doors-Tastefully Painted and Furnished-Close To Pool and Golf-Paid Up Rec Lease-May Have Sm Pet To 15 Lbs.-Assoc. Represents HOPA***IMPORTANT See Broker Remarks Below for Occupancy Qualifications.

Key facts

• Water views
• Close to par 3
• $720 HOA

Tags

• WATER VIEWS
• CLOSE TO PAR 3

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions (maximum 20 lbs)
• HOA & community: Monthly association fee; Association covers amenities, common areas, cable TV, golf, internet, recreation facilities, reserve fund, roof, sewer, security, trash and water; Community amenities include billiard room, bike storage, clubhouse, fitness center, barbecue and picnic areas, pickleball, pool, shuffleboard court, storage, tennis courts, transportation service, vehicle wash area and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex is fenced; Security guard; Smoke detectors
• Utilities: Cable available; Electric with fuses
• Home design: 3-story property; Entry on 3rd level; Attached property; Hollybrook Golf model
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Barbecue; Fence; Heated community pool; Lakefront; On golf course; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Entrance foyer; Living/dining room; Pantry; Sitting area in primary; Split bedrooms; Third floor entry; Walk-in closet(s); Blinds on windows; Tile flooring
• Laundry & utility: Electric water heater; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $133k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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 soft (-0.9%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $5k 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 137 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $133,133 (14.1% 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. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.44% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.10×
• Total profit: $-39,005
• Equity at exit: $23,111

10-year hold

• IRR: -69.1%
• Equity multiple: -0.55×
• Total profit: $-67,219
• Equity at exit: $13,401

Cash invested: $43,400 (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 33025

• Rents YoY: -0.9%
• Active inventory: 438
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$813
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$65
• HOA: −$720
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-124

Break-even live

Break-even rent $2,388

Max offer price $133,133

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 S Hollybrook Dr #202 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.04mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	8d	1	0.05mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	0.05mi
671 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.11mi
8960 S Hollybrook Blvd #301 Pembroke Pines, FL	2.0	2.0	1170	$2,800	$2.39	5d	1	0.13mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	22d	1	0.15mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	4d	1	0.15mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	24d	1	0.15mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	24d	1	0.16mi
8940 S Hollybrook Blvd Pembroke Pines, FL	2.0	2.0	1170	$1,725	$1.47	22d	2	0.18mi
820 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$2,900	$2.48	24d	1	0.21mi
811 S Hollybrook Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$2,500	$2.14	24d	1	0.22mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	24d	1	0.22mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	24d	1	0.22mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	5d	1	0.22mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	22d	2	0.24mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	18d	1	0.24mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	24d	1	0.28mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	2d	1	0.29mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	24d	1	0.29mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	3d	1	0.29mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$2,000	$1.93	5d	2	0.29mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	4d	1	0.33mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	24d	1	0.33mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$2,095	$2.66	5d	2	0.34mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	5d	1	0.35mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	24d	1	0.36mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	24d	1	0.36mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	15d	1	0.36mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	24d	1	0.36mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	24d	1	0.37mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	13d	1	0.38mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	24d	1	0.40mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	12d	1	0.40mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	18d	1	0.41mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	24d	1	0.42mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	5d	1	0.45mi
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	24d	1	0.48mi
9615 NW 1st Ct Unit 10-202 Pembroke Pines, FL	3.0	2.0	1247	$2,550	$2.04	15d	1	0.49mi
9615 NW 1st Ct Unit 10-202 Pembroke Pines, FL	3.0	2.0	1247	$2,550	$2.04	24d	1	0.49mi

HOA detail condo

• Monthly dues: $720 · $8,640/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $154,999 Active 137 DOM
2. 2026-06-17
   days on market $154,999 Active 136 DOM
3. 2026-06-16
   days on market $154,999 Active 135 DOM
4. 2026-06-15
   days on market $154,999 Active 134 DOM
5. 2026-06-13
   days on market $154,999 Active 132 DOM
6. 2026-06-09
   days on market $154,999 Active 128 DOM
7. 2026-06-07
   days on market $154,999 Active 126 DOM
8. 2026-06-04
   days on market $154,999 Active 123 DOM
9. 2026-06-03
   days on market $154,999 Active 122 DOM
10. 2026-06-02
    days on market $154,999 Active 121 DOM
11. 2026-06-01
    days on market $154,999 Active 120 DOM
12. 2026-05-31
    days on market $154,999 Active 119 DOM
13. 2026-01-27
    listed $154,999 Active
14. 2015-12-28
    soldstatus $85,000
15. 2015-12-23
    soldstatus $85,000 474-char remark

    Show marketing remark (474 chars)

    Bright Full Two Bedroom With Great Water Views From Living Room And Both Bedrooms On Long Canal-Facing South -Perfect For Investor As Condo Is Rented For Season-All Tiled Flooring-Kitchen Is Updated With Stainless Appliances and Upgraded Counters-Master B ath Has Glass Shower Doors-Tastefully Painted and Furnished-Close To Pool and Golf-Paid Up Rec Lease-May Have Sm Pet To 15 Lbs.-Assoc. Represents HOPA***IMPORTANT See Broker Remarks Below for Occupancy Qualifications.

16. 2015-11-16
    listed $89,989 474-char remark

    Show marketing remark (474 chars)

    Bright Full Two Bedroom With Great Water Views From Living Room And Both Bedrooms On Long Canal-Facing South -Perfect For Investor As Condo Is Rented For Season-All Tiled Flooring-Kitchen Is Updated With Stainless Appliances and Upgraded Counters-Master B ath Has Glass Shower Doors-Tastefully Painted and Furnished-Close To Pool and Golf-Paid Up Rec Lease-May Have Sm Pet To 15 Lbs.-Assoc. Represents HOPA***IMPORTANT See Broker Remarks Below for Occupancy Qualifications.

17. 2007-02-22
    soldstatus $85,000
18. 2007-02-17
    soldstatus $85,000 498-char remark

    Show marketing remark (498 chars)

    This 2 bedroom 1 and 1/2 bath condo has one of the best views in Hollybrook and the rec lease is paid off! It overlooks a beautiful lake and the golf course. This community offers so much for the active over 55 adult. 2 golf courses, 14 tennis courts, 7 r ec. centers, a playhouse, a resturant, bocce & shuffleboard courts, exercise center, library, pool room, card room, and much more! 20% down is a must plus 2 years of income greater then 10 times the maintnence fee or a net worth od 250K

19. 1974-07-01
    soldstatus $28,700

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $3,473 · $289/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $26,781
• − Mortgage interest: −$8,682
• − Property taxes: −$3,473
• − Insurance: −$775
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$8,640
• − Depreciation: −$4,509
• Taxable loss: −$3,584
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $-625/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+440.1% since first listed

7 events — show timeline

• 2026-01-27 Listed $154,999 MARMLS
• 2015-12-28 Sold (Public Records) $85,000 Public Records
• 2015-12-23 Sold (MLS) $85,000 Beaches MLS
• 2015-11-16 Listed $89,989 Beaches MLS
• 2007-02-22 Sold (Public Records) $85,000 Public Records
• 2007-02-17 Sold (MLS) $85,000 MARMLS
• 1974-07-01 Sold (Public Records) $28,700 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,473 · -1.6% YoY. Source: county tax records.