711 S Hollybrook Dr #209 · Pembroke Pines, FL 33025

$116,500

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 14 Days on market

Built 1974 $707/mo HOA · 31% 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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the well-established Hollybrook Golf & Tennis Club, this beautifully updated 55+ residence blends comfort, style, and convenience. The interior offers durable wood-look ceramic flooring throughout the living spaces, paired with an upgraded kitchen featuring stainless steel appliances and plenty of functionality. A private in-unit washer and dryer adds a valuable layer of convenience. Recently painted from top to bottom, the unit is fresh, bright, and completely move-in ready.

Key facts

• Upgraded kitchen
• Recently painted
• $707 HOA

Tags

• WOOD LOOK CERAMIC FLOORING
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• RECENTLY PAINTED

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Quarterly association fee; Association amenities include clubhouse, fitness center, pool, sauna, tennis courts, billiard room, laundry, barbecue/picnic area, trails, transportation service, elevators, and recreation facilities; Association fee covers management, amenities, common areas, cable TV, electricity, insurance, legal/accounting, grounds maintenance, structure maintenance, pools, sewer, security and water; Senior community

Exterior

• Parking: One parking space
• Security: Complex fenced; Fire alarm; Security guard; Smoke detectors
• Utilities: Electric service; Has heating and cooling
• Home design: Attached property; 3-story building; Entry located on level 2; Entry level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Enclosed porch; Open balcony/porch; Screened porch

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $68 ($818/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Cap rate 7.0% 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); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $805 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y ago; this cycle's ask is 6961% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $77k; list at $116k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,500

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.93% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 4.3

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: -19.0%
• Equity multiple: 0.37×
• Total profit: $-20,532
• Equity at exit: $17,371

10-year hold

• IRR: -39.9%
• Equity multiple: -0.08×
• Total profit: $-35,343
• Equity at exit: $10,073

Cash invested: $32,620 (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: 445
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$611
• Tax from tax record: −$340 /mo · $4,080/yr
• Insurance: −$49
• HOA: −$707
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $68

Break-even live

Break-even rent $2,160

Max offer price $116,500

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $101	+0% $68	+5% $35	+10% $2
Rent	-10% $-109	-5% $-21	+0% $68	+5% $157	+10% $246
Rate	-1.0pp $127	-0.5pp $98	base $68	+0.5pp $38	+1.0pp $7

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	25d	1	0.05mi
811 S Hollybrook Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$2,500	$2.14	25d	1	0.07mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	25d	1	0.08mi
820 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$2,900	$2.48	25d	1	0.09mi
8960 S Hollybrook Blvd #301 Pembroke Pines, FL	2.0	2.0	1170	$2,800	$2.39	6d	1	0.10mi
8940 S Hollybrook Blvd Pembroke Pines, FL	2.0	2.0	1170	$1,725	$1.47	23d	2	0.10mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	9d	1	0.12mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	0.12mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	6d	1	0.13mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	25d	1	0.13mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$2,000	$1.93	6d	2	0.16mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.16mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	25d	1	0.16mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.19mi
400 S Hollybrook Dr #202 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	25d	1	0.19mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	25d	1	0.29mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	23d	1	0.29mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	5d	1	0.29mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	4d	1	0.31mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$2,095	$2.66	6d	2	0.34mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	23d	2	0.34mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.35mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	25d	1	0.35mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	19d	1	0.35mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	25d	1	0.35mi
9800 N Hollybrook Lake Dr Unit 9-303 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	25d	1	0.35mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.38mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	25d	1	0.38mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	25d	1	0.39mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.40mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.40mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	25d	1	0.41mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	25d	1	0.43mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	6d	1	0.46mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	6d	1	0.46mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	25d	1	0.47mi
9423 S Hollybrook Lake Dr #203 Pembroke Pines, FL	2.0	2.0	1170	$2,000	$1.71	25d	1	0.47mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	25d	1	0.48mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	16d	1	0.48mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	0d	1	0.48mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-05-11
   status Pending
2. 2026-05-10
   historical $1,650
3. 2026-04-28
   listed $1,650
4. 2026-04-27
   listed $116,500 Active
5. 2025-06-27
   historical
6. 2025-03-31
   historical $1,700
7. 2025-02-21
   price $1,700
8. 2025-02-20
   price $169,000
9. 2025-01-31
   listed $1,850
10. 2025-01-30
    price $180,000
11. 2025-01-27
    listed $180 Active
12. 2025-01-08
    historical $1,850
13. 2025-01-07
    historical
14. 2024-10-14
    status Active
15. 2024-08-05
    historical Active Under Contract
16. 2024-07-24
    price $1,850
17. 2024-07-24
    price $189,000
18. 2024-07-09
    listed $2,300
19. 2024-07-08
    listed $195,000 Active
20. 2024-06-25
    historical
21. 2024-03-20
    price $195,000
22. 2024-03-01
    price $214,500
23. 2024-02-28
    historical $2,300
24. 2024-02-13
    listed $2,300
25. 2024-01-29
    historical $2,300
26. 2024-01-03
    price $225,000
27. 2023-09-28
    listed $2,300
28. 2023-09-25
    listed $240,000 Active
29. 2015-05-13
    soldstatus $77,000
30. 2015-04-02
    soldstatus $77,000
31. 2015-02-12
    listed $78,900
32. 1992-03-06
    soldstatus $15,000

ⓘ 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: $4,080 · $340/mo
• Projected year-2 tax: $4,080 · $340/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 9/10 Extreme 5 d/yr ≥105°F today · 20 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: $26,957
• − Mortgage interest: −$6,526
• − Property taxes: −$4,080
• − Insurance: −$582
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$8,484
• − Depreciation: −$3,389
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $918/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

-89.0% since first listed

32 events — show timeline

• 2026-05-11 Pending — MARMLS
• 2026-05-10 Rental Removed $1,650 MARMLS
• 2026-04-28 Listed for Rent $1,650 MARMLS
• 2026-04-27 Listed $116,500 MARMLS
• 2025-06-27 Listing Removed — MARMLS
• 2025-03-31 Rental Removed $1,700 MARMLS
• 2025-02-21 Price Changed $1,700 MARMLS
• 2025-02-20 Price Changed $169,000 MARMLS
• 2025-01-31 Listed for Rent $1,850 MARMLS
• 2025-01-30 Price Changed $180,000 MARMLS
• 2025-01-27 Listed $180 MARMLS
• 2025-01-08 Rental Removed $1,850 MARMLS
• 2025-01-07 Listing Removed — MARMLS
• 2024-10-14 Relisted — MARMLS
• 2024-08-05 Contingent — MARMLS
• 2024-07-24 Price Changed $1,850 MARMLS
• 2024-07-24 Price Changed $189,000 MARMLS
• 2024-07-09 Listed for Rent $2,300 MARMLS
• 2024-07-08 Listed $195,000 MARMLS
• 2024-06-25 Listing Removed — MARMLS
• 2024-03-20 Price Changed $195,000 MARMLS
• 2024-03-01 Price Changed $214,500 MARMLS
• 2024-02-28 Rental Removed $2,300 MARMLS
• 2024-02-13 Listed for Rent $2,300 MARMLS
• 2024-01-29 Rental Removed $2,300 MARMLS
• 2024-01-03 Price Changed $225,000 MARMLS
• 2023-09-28 Listed for Rent $2,300 MARMLS
• 2023-09-25 Listed $240,000 MARMLS
• 2015-05-13 Sold (Public Records) $77,000 Public Records
• 2015-04-02 Sold (MLS) $77,000 MARMLS
• 2015-02-12 Listed $78,900 MARMLS
• 1992-03-06 Sold (Public Records) $15,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,080 · +2.7% YoY. Source: county tax records.