13500 SW 1st St Unit 307U · Pembroke Pines, FL 33027

$90,000

1 bd · 1.0 ba · 685 sqft · Condo · 67 Days on market

Built 1984 Good condition $334/mo HOA · 18% of rent ↓ 18% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to this charming 1BR/1BA condo in the highly sought-after 55+ community of Century Village in Pembroke Pines, designed for comfort, ease, and relaxed living. Filled with natural light, this inviting home offers tranquil garden views through large windows, creating a peaceful and serene atmosphere. The interior features neutral-toned walls, bright white ceilings, and soft carpeting in both the living room and bedroom, adding warmth and a cozy feel throughout. Perfect for those seeking a low-maintenance lifestyle, this residence is located in a beautifully maintained, gated community known for its vibrant and active environment. Residents enjoy access to resort-style amenities includi

Key facts

• Gated community
• Clubhouse
• Pickleball courts

Tags

• GATED COMMUNITY
• RESORT STYLE AMENITIES
• CLUBHOUSE
• GOLF COURSE
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Financial info: Leases considered; No pets allowed
• HOA & community: Monthly association fees; Association covers amenities, common areas, cable TV, internet, grounds maintenance, sewer, trash and water; Community amenities include clubhouse, fitness center, billiard room, laundry facilities, pool, sauna, spa/hot tub, tennis courts, pickleball, trails, transportation service and golf course access; Located in a senior/golf course community

Exterior

• Parking: Guest parking; One assigned space
• Security: Complex fenced; Security guard
• Utilities: Cable available
• Home design: Attached property; 3-story building; Entry located on level 3; Faces north; Resale property
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Complex is fenced; Security guard on site; Association heated pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level; Third floor entry
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Wall/window unit(s)
• Interior features: Blinds and drapes on windows; Metal and single-hung windows; Closet cabinetry; Living/dining room; Main living area on entry level; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents soft (-0.2%/yr); 549 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k 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.
• At projected returns (-2.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.03% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.22%
• DSCR: 2.03
• GRM: 4.1

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: 14.7%
• Equity multiple: 1.60×
• Total profit: $15,113
• Equity at exit: $17,428

10-year hold

• IRR: 18.9%
• Equity multiple: 2.46×
• Total profit: $36,753
• Equity at exit: $14,844

Cash invested: $25,200 (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: 549
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$334
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $488

Break-even live

Break-even rent $1,210

Max offer price $90,000

Occupancy floor 68%

Sensitivity live

Price	-10% $550	-5% $519	+0% $488	+5% $456	+10% $425
Rent	-10% $343	-5% $415	+0% $488	+5% $560	+10% $632
Rate	-1.0pp $533	-0.5pp $510	base $488	+0.5pp $464	+1.0pp $440

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	5d	1	0.06mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,580	$2.93	0d	1	0.44mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	26d	1	0.44mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	26d	1	0.46mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,341	$2.24	0d	20	0.54mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	26d	2	0.85mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	16d	2	0.87mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	16d	1	1.17mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	6d	3	1.17mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	3d	3	1.17mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	7d	2	1.17mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	26d	1	1.38mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	22d	1	1.38mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	9d	1	1.38mi
12166 Saint Andrews Pl #111 Miramar, FL	1.0	1.0	618	$1,950	$3.16	1d	1	1.44mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	26d	1	1.44mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	7d	1	1.44mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	26d	1	1.46mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	9d	1	1.48mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	19d	1	1.48mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	17d	1	1.48mi

HOA detail condo

• Monthly dues: $334 · $4,008/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   statusdays on market $90,000 Active Under Contract 67 DOM
2. 2026-06-18
   days on market $90,000 Active 64 DOM
3. 2026-06-17
   days on market $90,000 Active 63 DOM
4. 2026-06-16
   days on market $90,000 Active 62 DOM
5. 2026-06-15
   days on market $90,000 Active 61 DOM
6. 2026-06-13
   days on market $90,000 Active 59 DOM
7. 2026-06-09
   days on market $90,000 Active 55 DOM
8. 2026-06-08
   days on market $90,000 Active 54 DOM
9. 2026-06-07
   days on market $90,000 Active 53 DOM
10. 2026-06-04
    days on market $90,000 Active 50 DOM
11. 2026-06-03
    days on market $90,000 Active 49 DOM
12. 2026-06-02
    days on market $90,000 Active 48 DOM
13. 2026-06-01
    days on market $90,000 Active 47 DOM
14. 2026-05-31
    days on market $90,000 Active 46 DOM
15. 2026-04-15
    listed $90,000 Active
16. 2026-03-19
    listed $1,500
17. 2025-09-12
    historical
18. 2025-07-31
    historical $1,400
19. 2025-07-16
    listed $1,400
20. 2025-06-14
    historical $1,400
21. 2025-06-05
    listed $1,400
22. 2025-03-25
    price $100,000
23. 2024-11-14
    listed $110,000 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 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $21,927
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$4,008
• − Depreciation: −$2,618
• Taxable income: $4,951
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,662/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 · 13 photos

Good 75/100 Cosmetic rehab

This 1BR/1BA condo in Century Village is in good condition with neutral decor and a well-maintained exterior. It offers a low-maintenance lifestyle and access to resort-style amenities.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet with hardwood — increases rental value and is durable
• Both install smart home devices — improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet with hardwood — increases rental value and is durable ↑
• Both install smart home devices — improves convenience and marketability ↑

ⓘ 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): 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

-18.2% since first listed

9 events — show timeline

• 2026-04-15 Listed $90,000 MARMLS
• 2026-03-19 Listed for Rent $1,500 MARMLS
• 2025-09-12 Listing Removed — MARMLS
• 2025-07-31 Rental Removed $1,400 MARMLS
• 2025-07-16 Listed for Rent $1,400 MARMLS
• 2025-06-14 Rental Removed $1,400 MARMLS
• 2025-06-05 Listed for Rent $1,400 MARMLS
• 2025-03-25 Price Changed $100,000 MARMLS
• 2024-11-14 Listed $110,000 MARMLS