8911 S Hollybrook Blvd #306 · Pembroke Pines, FL 33025

$129,800

1 bd · 2.0 ba · 900 sqft · Condo public records · 28 Days on market

Built 1974 $720/mo HOA · 34% 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 +15.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 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

SHOWING AVAILABLE JUNE 1, 2026. MOST BEAUTIFUL! EVERYTHING NEWISH- Eat-in Kitchen w/ granite counters and SS appliances, designer bathrooms, plank tile flooring throughout. IMPACT GLASS! PAR 3 Golf Course view. 24 hr guard gated. FREE golf (except cart fees) on two 18 hole courses (PGA & Par3); Also, available for Lease-Option Purchase. Amenities include Restaurant, Billiard Room, Bbq/Picnic Area, Clubhouse, Courtesy Bus, Exercise Room, Heated Pool, Library, Putting Green, Sauna, Shuffleboard, Tennis, Pickle Ball, Vehicle Wash Area, Electric Car Charging Station. Close to shopping, dining & highways. 15 min. to the beach. Association says 55+ age required. GREAT OPPORTUNITY TO G

Key facts

• Designer bathrooms
• Ss appliances
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERS
• SS APPLIANCES
• DESIGNER BATHROOMS
• PLANK TILE FLOORING
• IMPACT GLASS

Property features AI

Finance

• Other: Senior community; Association fee amount available (reported separately)
• Financial info: No land lease; Pets allowed with number and size limits
• HOA & community: Association with extensive amenities including billiard room, car wash area, elevators, fitness center, golf course, laundry, sauna, shuffleboard, storage, tennis courts, bocce ball, cafe/restaurant, courtesy bus, internet included, library, pickleball courts, putting green, gated access, security, maintenance, and recreation facilities; Quarterly HOA fee; HOA fee includes cable TV, internet, grounds maintenance, security, sewer, trash, water, elevator, golf, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Total parking spaces: 1
• Security: Gated with guard; Security fence; Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; Resale condition; Faces east; 3 stories total; Building/Unit 61
• Construction: Built with CBS construction materials; Flat roof
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Ceramic tile; Assessor-reported living area 900
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Entrance foyer; Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $50 ($604/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Palm Cove Elementary School (math 25% / reading 46%, grade F, #1,684 of 2,144 statewide, top 79%, 438 students, 64% FRL); Pines Middle School (math 20% / reading 37%, grade F, #482 of 571 statewide, top 85%, 597 students, 67% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $897 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 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $39k; list at $130k implies a 233% gain — meaningful room to come down on a strong offer.

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 $127,853 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.64% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 5.1

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: -19.5%
• Equity multiple: 0.35×
• Total profit: $-23,592
• Equity at exit: $19,354

10-year hold

• IRR: -33.1%
• Equity multiple: -0.06×
• Total profit: $-38,596
• Equity at exit: $11,223

Cash invested: $36,344 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$681
• Tax from tax record: −$179 /mo · $2,154/yr
• Insurance: −$54
• HOA: −$720
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $50

Break-even live

Break-even rent $2,069

Max offer price $129,800

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $87	+0% $50	+5% $14	+10% $-23
Rent	-10% $-118	-5% $-34	+0% $50	+5% $135	+10% $219
Rate	-1.0pp $116	-0.5pp $83	base $50	+0.5pp $17	+1.0pp $-18

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	23d	1	0.11mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	5d	1	0.11mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	25d	1	0.17mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	23d	2	0.17mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	19d	1	0.18mi
705 SW 88th Ave Pembroke Pines, FL	1.0	1.0	605	$1,319	$2.18	0d	1	0.20mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	25d	1	0.21mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.21mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	6d	1	0.29mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	25d	1	0.29mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.29mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	25d	1	0.31mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	25d	1	0.34mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	6d	2	0.34mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	4d	1	0.35mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	25d	1	0.39mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.39mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	16d	1	0.39mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	25d	1	0.39mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	6d	2	0.40mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	25d	1	0.42mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	0d	1	0.42mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	25d	1	0.42mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.43mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.43mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	19d	1	0.45mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	25d	1	0.46mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.47mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	25d	1	0.48mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	6d	1	0.51mi
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	25d	1	0.53mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	21d	1	0.56mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	9d	1	0.56mi
9610 NW 2nd St Pembroke Pines, FL	2.0	2.0	1000	$2,275	$2.27	0d	2	0.56mi
9645 NW 1st Ct Unit 1-303 Pembroke Pines, FL	2.0	2.0	1000	$2,390	$2.39	22d	1	0.66mi
9645 NW 1st Ct Pembroke Pines, FL	2.0	2.0	1000	$2,332	$2.33	25d	2	0.66mi
9650 NW 2nd St Unit 4-304 Pembroke Pines, FL	2.0	2.0	1000	$2,400	$2.40	9d	1	0.69mi
8530 SW 1st St Pembroke Pines, FL	1.0	1.0	829	$2,249	$2.71	22d	1	0.69mi
9491 S Palm Dr #205 Pembroke Pines, FL	2.0	1.0	881	$2,000	$2.27	12d	1	0.79mi
9491 S Palm Dr #205 Pembroke Pines, FL	2.0	1.0	881	$2,000	$2.27	9d	1	0.79mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $129,800 Active 28 DOM
2. 2026-06-18
   days on market $129,800 Active 25 DOM
3. 2026-06-17
   days on market $129,800 Active 24 DOM
4. 2026-06-16
   days on market $129,800 Active 23 DOM
5. 2026-06-15
   days on market $129,800 Active 22 DOM
6. 2026-06-13
   days on market $129,800 Active 20 DOM
7. 2026-06-09
   days on market $129,800 Active 16 DOM
8. 2026-06-08
   days on market $129,800 Active 15 DOM
9. 2026-06-07
   days on market $129,800 Active 14 DOM
10. 2026-06-04
    days on market $129,800 Active 11 DOM
11. 2026-06-03
    days on market $129,800 Active 10 DOM
12. 2026-06-02
    days on market $129,800 Active 9 DOM
13. 2026-06-01
    days on market $129,800 Active 8 DOM
14. 2026-05-31
    days on market $129,800 Active 7 DOM
15. 2026-05-25
    listed $129,800 Active
16. 2024-05-11
    historical $1,650
17. 2024-04-05
    listed $1,650
18. 2017-04-06
    soldstatus $39,000
19. 1995-01-04
    soldstatus $38,000
20. 1994-12-01
    soldstatus $38,000

ⓘ 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: $2,154 · $179/mo
• Projected year-2 tax: $2,154 · $179/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: $25,588
• − Mortgage interest: −$7,271
• − Property taxes: −$2,154
• − Insurance: −$649
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$8,640
• − Depreciation: −$3,776
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $843/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

+241.6% since first listed

6 events — show timeline

• 2026-05-25 Listed $129,800 Beaches MLS
• 2024-05-11 Rental Removed $1,650 GFLMLS
• 2024-04-05 Listed for Rent $1,650 GFLMLS
• 2017-04-06 Sold (Public Records) $39,000 Public Records
• 1995-01-04 Sold (Public Records) $38,000 Public Records
• 1994-12-01 Sold (Public Records) $38,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,154 · +3.3% YoY. Source: county tax records.