1100 Colony Point Cir · Pembroke Pines, FL 33026

$192,000

2 bd · 2.0 ba · 852 sqft · Other · 27 Days on market

Built 1981 Good condition

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Why this score? — see what drove the B- 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-Bedroom, 2-Bath Condo in the Heart of Pembroke Pines! Welcome to Colony Point, one of Pembroke Pines & acirc; & euro; & trade; most desirable 55+ gated communities! This spacious 2-bedroom, 2-bathroom corner unit offers comfort, convenience, and a vibrant lifestyle surrounded by beautifully landscaped grounds and resort-style amenities. Step inside to a bright and open living area with large windows that fill the home with natural light. The kitchen features ample cabinet space and a convenient breakfast area. Both bedrooms are generously sized, including a primary suite with a private bathroom and walk-in closet. Enjoy relaxing on your private screened balcony with

Key facts

• Fitness center
• Tennis courts
• Heated pool

Tags

• PRIVATE SCREENED BALCONY
• LAKE AND GARDEN VIEWS
• HEATED POOL
• FITNESS CENTER
• TENNIS COURTS
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $189k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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+, 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 $6k 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 27 days — a 2% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $189,120 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.7

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $850
• Equity at exit: $28,628

10-year hold

• IRR: 8.6%
• Equity multiple: 1.61×
• Total profit: $32,938
• Equity at exit: $16,601

Cash invested: $53,760 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $554

Break-even live

Break-even rent $1,680

Max offer price $192,000

Occupancy floor 72%

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: $48,000
• Closing costs: $5,760
• 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	0.34mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	24d	1	0.34mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	3d	1	0.34mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	7d	1	0.38mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	24d	1	0.51mi
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	20d	1	0.56mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	7d	1	0.59mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	24d	1	0.59mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	17d	1	0.66mi
140 SW 117th Ave Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	18d	1	0.68mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	0.69mi
11631 SW 2nd St #20103 Pembroke Pines, FL	1.0	1.0	810	$1,950	$2.41	24d	1	0.71mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	24d	1	0.71mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	24d	1	0.75mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	5d	1	0.75mi
11361 SW 3rd St #11361 Pembroke Pines, FL	2.0	2.0	978	$2,450	$2.51	14d	1	0.76mi
120 NW 108th Ter Pembroke Pines, FL	1.0–3.0	1.0–2.0	1101	$2,534	$2.30	3d	10	0.78mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	0.80mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	7d	1	0.80mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	20d	1	0.80mi
1072 NW 106th Ter #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	17d	1	0.85mi
526 SW 113th Way #526 Pembroke Pines, FL	1.0	1.0	770	$1,950	$2.53	24d	1	0.87mi
10613 NW 11th St #205 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	24d	1	0.88mi
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
1148 NW 106th Ter Pembroke Pines, FL	2.0	2.0	806	$2,500	$3.10	24d	1	0.89mi
10616 NW 10th St #104 Pembroke Pines, FL	2.0	2.0	806	$2,200	$2.73	20d	1	0.89mi
11301 SW 4th St Pembroke Pines, FL	2.0	2.0	1058	$3,685	$3.48	24d	1	0.90mi
2321 NW 114th Ter Unit 1442058P Pembroke Pines, FL	1.0	1.0	699	$3,028	$4.33	1d	1	0.90mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	22d	1	0.91mi
308 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1120	$2,500	$2.23	24d	1	0.91mi
4300 SW 113th Ter Miramar, FL	1.0–3.0	1.0–2.0	1086	$2,682	$2.47	2d	1	0.92mi
10468 NW 10th St #204 Pembroke Pines, FL	2.0	2.0	806	$2,150	$2.67	24d	1	0.96mi
11185 SW 6th St #301 Pembroke Pines, FL	2.0	2.0	1065	$2,250	$2.11	24d	1	0.97mi
10409 NW 11th St Pembroke Pines, FL	2.0	2.0	806	$2,000	$2.48	24d	1	0.97mi
940 NW 104th Ave #203 Pembroke Pines, FL	2.0	2.0	806	$2,100	$2.61	7d	1	0.98mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	22d	2	0.99mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	24d	2	0.99mi

Listing history 13 events

1. 2026-06-18
   days on market $192,000 Active 27 DOM
2. 2026-06-17
   days on market $192,000 Active 26 DOM
3. 2026-06-16
   days on market $192,000 Active 25 DOM
4. 2026-06-15
   days on market $192,000 Active 24 DOM
5. 2026-06-13
   days on market $192,000 Active 22 DOM
6. 2026-06-09
   days on market $192,000 Active 18 DOM
7. 2026-06-07
   days on market $192,000 Active 16 DOM
8. 2026-06-04
   days on market $192,000 Active 13 DOM
9. 2026-06-03
   days on market $192,000 Active 12 DOM
10. 2026-06-02
    days on market $192,000 Active 11 DOM
11. 2026-06-01
    days on market $192,000 Active 10 DOM
12. 2026-05-31
    days on market $192,000 Active 9 DOM
13. 2026-05-23
    listed $192,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,569
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$5,585
• Taxable income: $3,818
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $5,731/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bathroom condo is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Upgrading the flooring — New flooring can improve the home's appearance and increase its value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Upgrading the flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-23 Listed $192,000 FSBO.com