12500 SW 5th Ct Unit 210M · Pembroke Pines, FL 33027

$225,000

2 bd · 2.0 ba · 1,192 sqft · Condo public records · 365 Days on market

Built 1987 $515/mo HOA · 22% 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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

BRING IN YOUR OFFER, Enter on Pembroke Road and Sw 136th Avenue to gate then keep left to look for Bldg. 12500. Fully remodeled. Ready to move in. Contact listing agent now. Text or call listing agent for LOCK BOX Combination. 55+ Community 55+ Community 55+ Community 55+ Community $500 Bonus to selling agent on closed sale paid at closing.

Key facts

• Pickle ball courts
• Washer and dryer
• 24/7 security

Tags

• WASHER AND DRYER
• INCREDIBLE VIEWS
• GOLF COURSE
• PICKLE BALL COURTS
• 24/7 SECURITY
• CLUB HOUSE

Property features AI

Finance

• Financial info: Pets conditional or not allowed; restrictions may apply
• HOA & community: Monthly association fee ($515); Association amenities include pool and pickleball; Association fee covers management, amenities, common areas, cable TV, HVAC, hot water, grounds maintenance, structure maintenance, parking, pools, recreation facilities, roof, sewer, security, trash, and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; 1 covered/garage space
• Security: Complex fenced; Key card entry; Security guard
• Utilities: Cable available
• Home design: Attached property; 4 stories; Entry on 2nd level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Privacy wall; Open balcony/patio; Association pool

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Accessible elevator installed; Family/Dining room; Bedroom on main level; Second floor entry
• Laundry & utility: Washer/Dryer included (Dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (16.9% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $187k (16.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.0% in Pembroke Pines — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (-0.2%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k 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 365 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $63k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $186,982 (16.9% 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 365 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.25×
• Total profit: $-47,162
• Equity at exit: $43,569

10-year hold

• IRR: -19.9%
• Equity multiple: -0.19×
• Total profit: $-75,048
• Equity at exit: $37,111

Cash invested: $63,000 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 543
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$94
• HOA: −$515
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-215

Break-even live

Break-even rent $2,573

Max offer price $186,982

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,780	$1.70	7d	1	0.05mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	17d	1	0.05mi
12600 SW 5th Ct Pembroke Pines, FL	2.0	2.0	1349	$2,225	$1.65	10d	2	0.06mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	24d	1	0.15mi
12750 SW 4th Ct Unit 114J Pembroke Pines, FL	1.0	1.0	840	$1,950	$2.32	24d	1	0.20mi
12800 SW 7th Ct Unit 102G Pembroke Pines, FL	1.0	1.0	840	$2,000	$2.38	24d	1	0.20mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	5d	3	0.22mi
12148 SW 4th St #12148 Pembroke Pines, FL	3.0	2.5	1428	$3,200	$2.24	4d	1	0.26mi
12111 SW 5th Ct Pembroke Pines, FL	1.0	1.5	1338	$1,499	$1.12	24d	1	0.27mi
12140 SW 4th St Unit 12140 Pembroke Pines, FL	2.0	2.5	1169	$2,900	$2.48	3d	1	0.28mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	24d	2	0.30mi
12032 SW 5th Ct Unit 12032 Pembroke Pines, FL	2.0	2.5	1169	$2,750	$2.35	24d	1	0.34mi
308 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1120	$2,500	$2.23	24d	1	0.34mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	24d	1	0.36mi
223 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1320	$2,900	$2.20	5d	1	0.37mi
223 SW 120th Ave Pembroke Pines, FL	2.0	2.5	1320	$2,900	$2.20	12d	1	0.37mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	24d	1	0.42mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	24d	1	0.44mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	4d	2	0.46mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	0.46mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.48mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	7d	1	0.48mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	24d	1	0.49mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	22d	1	0.49mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.50mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	14d	1	0.51mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	24d	2	0.51mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	14d	2	0.51mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.53mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.54mi
230 SW 117th Ter #202 Pembroke Pines, FL	3.0	2.0	1330	$3,200	$2.41	24d	1	0.54mi
200 SW 117th Ter #10206 Pembroke Pines, FL	2.0	2.0	1130	$2,250	$1.99	24d	1	0.55mi
160 SW 117th Ter #6201 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	17d	1	0.56mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.56mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	24d	1	0.57mi
11730 SW 2nd St #12208 Pembroke Pines, FL	2.0	2.0	1130	$2,380	$2.11	24d	1	0.58mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.60mi
11700 SW 2nd St #13107 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	20d	1	0.60mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	4d	1	0.61mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	20d	1	0.61mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $225,000 Active 365 DOM
2. 2026-06-17
   days on market $225,000 Active 364 DOM
3. 2026-06-16
   days on market $225,000 Active 363 DOM
4. 2026-06-15
   days on market $225,000 Active 362 DOM
5. 2026-06-13
   days on market $225,000 Active 360 DOM
6. 2026-06-09
   days on market $225,000 Active 356 DOM
7. 2026-06-07
   days on market $225,000 Active 354 DOM
8. 2026-06-04
   days on market $225,000 Active 351 DOM
9. 2026-06-03
   days on market $225,000 Active 350 DOM
10. 2026-06-02
    days on market $225,000 Active 349 DOM
11. 2026-06-02
    price $225,000 Active 348 DOM
12. 2026-06-01
    days on market $250,000 Active 348 DOM
13. 2026-05-31
    days on market $250,000 Active 347 DOM
14. 2026-05-01
    price $250,000
15. 2026-04-06
    status Active
16. 2026-03-27
    historical Active Under Contract
17. 2026-03-25
    status Pending
18. 2026-03-20
    historical Active Under Contract
19. 2026-03-19
    status Active
20. 2026-02-19
    status Pending
21. 2026-01-25
    historical Active Under Contract
22. 2025-12-12
    price $200,000
23. 2025-12-05
    price $226,500
24. 2025-09-13
    price $235,000
25. 2025-07-30
    price $260,000
26. 2025-07-14
    price $280,000
27. 2025-05-19
    listed $288,000 Active
28. 2024-08-12
    historical
29. 2024-06-06
    price $299,000
30. 2024-04-01
    listed $325,000 Active
31. 2023-08-04
    soldstatus $275,000
32. 2023-08-01
    soldstatus $275,000 Closed 357-char remark

    Show marketing remark (357 chars)

    BRING IN YOUR OFFER, Enter on Pembroke Road and Sw 136th Avenue to gate then keep left to look for Bldg. 12500. Fully remodeled. Ready to move in. Contact listing agent now. Text or call listing agent for LOCK BOX Combination. 55+ Community 55+ Community 55+ Community 55+ Community $500 Bonus to selling agent on closed sale paid at closing.

33. 2023-06-20
    status Pending 357-char remark

    Show marketing remark (357 chars)

    BRING IN YOUR OFFER, Enter on Pembroke Road and Sw 136th Avenue to gate then keep left to look for Bldg. 12500. Fully remodeled. Ready to move in. Contact listing agent now. Text or call listing agent for LOCK BOX Combination. 55+ Community 55+ Community 55+ Community 55+ Community $500 Bonus to selling agent on closed sale paid at closing.

34. 2023-03-20
    listed $282,500 Active 357-char remark

    Show marketing remark (357 chars)

    BRING IN YOUR OFFER, Enter on Pembroke Road and Sw 136th Avenue to gate then keep left to look for Bldg. 12500. Fully remodeled. Ready to move in. Contact listing agent now. Text or call listing agent for LOCK BOX Combination. 55+ Community 55+ Community 55+ Community 55+ Community $500 Bonus to selling agent on closed sale paid at closing.

35. 2023-03-18
    historical
36. 2023-03-09
    price $282,500
37. 2022-11-18
    price $292,500
38. 2022-10-19
    listed $304,700 Active
39. 2022-09-14
    historical
40. 2022-09-14
    listed $2,700 Active
41. 2011-06-14
    soldstatus $49,000
42. 2011-06-03
    soldstatus $49,000
43. 1987-09-01
    soldstatus $55,400

ⓘ 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: $2,931 · $244/mo
• Projected year-2 tax: $2,931 · $244/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 10/10 Extreme 7 d/yr ≥106°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: $27,611
• − Mortgage interest: −$12,603
• − Property taxes: −$2,931
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$6,180
• − Depreciation: −$6,545
• Taxable loss: −$6,192
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-1,096/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): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1728.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% Black 22% White 16% Asian 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 19% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 47% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -2.01%
• Current HPI: 359.5973
• Rent YoY: ▼ -0.20%
• 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

+351.3% since first listed

30 events — show timeline

• 2026-05-01 Price Changed $250,000 MARMLS
• 2026-04-06 Relisted — MARMLS
• 2026-03-27 Contingent — MARMLS
• 2026-03-25 Pending — MARMLS
• 2026-03-20 Contingent — MARMLS
• 2026-03-19 Relisted — MARMLS
• 2026-02-19 Pending — MARMLS
• 2026-01-25 Contingent — MARMLS
• 2025-12-12 Price Changed $200,000 MARMLS
• 2025-12-05 Price Changed $226,500 MARMLS
• 2025-09-13 Price Changed $235,000 MARMLS
• 2025-07-30 Price Changed $260,000 MARMLS
• 2025-07-14 Price Changed $280,000 MARMLS
• 2025-05-19 Listed $288,000 MARMLS
• 2024-08-12 Listing Removed — MARMLS
• 2024-06-06 Price Changed $299,000 MARMLS
• 2024-04-01 Listed $325,000 MARMLS
• 2023-08-04 Sold (Public Records) $275,000 Public Records
• 2023-08-01 Sold (MLS) $275,000 MARMLS
• 2023-06-20 Pending — MARMLS
• 2023-03-20 Listed $282,500 MARMLS
• 2023-03-18 Listing Removed — MARMLS
• 2023-03-09 Price Changed $282,500 MARMLS
• 2022-11-18 Price Changed $292,500 MARMLS
• 2022-10-19 Listed $304,700 MARMLS
• 2022-09-14 Listed $2,700 MARMLS
• 2022-09-14 Listing Removed — MARMLS
• 2011-06-14 Sold (Public Records) $49,000 Public Records
• 2011-06-03 Sold (MLS) $49,000 MARMLS
• 1987-09-01 Sold (Public Records) $55,400 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,931 · +2.9% YoY. Source: county tax records.