290 NW 218th Way Lot 473 · Pembroke Pines, FL 33029

$219,900

2 bd · 2.0 ba · 990 sqft · Manufactured · 115 Days on market

Manufactured home Built 1980 Fair condition 4,627 sqft lot $222/sqft · 18% below area Est $270k · 18% under $103/mo HOA · 5% of rent

---

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 +17.5/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.8

Listing remarks

HOLLY LAKE IN PEMBROKE PINES----SOLD AS IS WHERE IS----2 BEDROOMS-----2 BATHS-----------HOA = $103 PER MONTH INCLUDES LAWN, RECREATION FACILITIES---2 POOLS--CLUBHOUSE & MORE. --MINUTES FROM SCHOOLS--SHOPPING---MAJOR ROADS---PARKS---RESTAURANTS--CASINOS---ENTERTAINMENT VENUES - * * * * EXCLUDE CURTAINS * * * * ---INVESTORS--CAN BUY & RENT OUT --- PER HOA NO LLC/CORP-- ----------BUYER IS RESPONSIBLE TO EMPTY CONTENTS AND DISPOSE OF. .. .. .. .. .. .. .. ALLOW HOA 20 BUSINESS DAYS TO PROCESS SALES APP. .. .

Key facts

• 4,627 sq ft lot
• 4 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.6% 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: Chapel Trail Elementary School (math 53% / reading 67%, grade B-, #680 of 2,144 statewide, top 32%, 739 students, 38% FRL); Silver Trail Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,269 students, 40% FRL); West Broward High School (math 46% / reading 69%, grade C, #125 of 667 statewide, top 19%, 2,586 students, 33% FRL).
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.2%/yr); 373 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 115 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.03% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $269,563
• List price: $219,900
• Delta: -14.68%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21730 NW 8th Ct	0.30mi	2/2.0	1,096 (+11%)	4mo	$165,000	$151	65
21640 NW 3rd Pl	0.21mi	2/2.0	837 (-16%)	1mo	$264,000	$315	64
21610 NW 4th Pl	0.23mi	3/2.0 (+1)	1,184 (+20%)	10mo	$279,000	$236	51
21631 NW 8th Ct	0.36mi	2/2.0	896 (-10%)	24mo	$185,000	$206	48
21761 NW 7th Mnr	0.26mi	3/2.0 (+1)	1,152 (+16%)	14mo	$290,000	$252	46
849 NW 208th Way	0.74mi	2/1.5	1,114 (+12%)	9mo	$350,000	$314	35
20869 NW 4th St	0.72mi	3/2.0 (+1)	1,206 (+22%)	3mo	$437,000	$362	34
20841 NW 1st St	0.79mi	3/2.0 (+1)	1,204 (+22%)	9mo	$397,500	$330	27
20874 NW 3rd Ct	0.72mi	3/2.0 (+1)	1,204 (+22%)	11mo	$450,000	$374	27
20839 NW 1st St	0.81mi	3/2.0 (+1)	1,204 (+22%)	11mo	$440,000	$365	26
1628 NW 208th Way	1.12mi	3/2.0 (+1)	1,190 (+20%)	18mo	$605,000	$508	20
20843 NW 3rd Ct #1	0.77mi	3/2.0 (+1)	1,204 (+22%)	24mo	$460,000	$382	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.49×
• Total profit: $-31,536
• Equity at exit: $32,788

10-year hold

• IRR: -12.6%
• Equity multiple: 0.37×
• Total profit: $-39,023
• Equity at exit: $19,013

Cash invested: $61,572 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $300,000 ($358/sqft)
• Median days on market: 273 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33029

• Home prices YoY: -18.3%
• Rents YoY: -1.2%
• Active inventory: 373
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$103
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $167

Break-even live

Break-even rent $2,054

Max offer price $219,900

Occupancy floor 88%

Sensitivity live

Price	-10% $319	-5% $243	+0% $167	+5% $91	+10% $15
Rent	-10% $-12	-5% $78	+0% $167	+5% $257	+10% $346
Rate	-1.0pp $278	-0.5pp $223	base $167	+0.5pp $110	+1.0pp $52

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: $54,975
• Closing costs: $6,597
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 NW 219th Ave Unit 1 Pembroke Pines, FL	2.0	1.0	608	$2,400	$3.95	120d	1	0.26mi
740 NW 219th Ave Unit 2 Pembroke Pines, FL	1.0	2.0	724	$2,200	$3.04	120d	1	0.26mi
20863 NW 2nd St Unit 1 Pembroke Pines, FL	2.0	1.5	1114	$2,600	$2.33	82d	1	0.74mi
20845 NW 1st St #20845 Pembroke Pines, FL	2.0	1.5	1114	$2,375	$2.13	88d	1	0.76mi
20808 NW 1st St #20808 Pembroke Pines, FL	2.0	1.5	1114	$2,700	$2.42	55d	1	0.83mi
20808 NW 1st St Pembroke Pines, FL	2.0	1.0	1114	$2,700	$2.42	48d	1	0.84mi

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; breed restrictions and possible pet restrictions)
• Financial info: No land lease
• HOA & community: Association: HOLLY LAKEMonthly HOA fee of $103Association amenities include pool, clubhouse, fitness center, basketball court, playground, community room, recreation facilities, managed grounds, sidewalks, street lights, manager on site and other servicesHOA fee covers grounds maintenance, security, common areas, recreation facilities and pool service

Exterior

• Parking: Total 4 parking spacesAttached carport with 3 covered/carport spacesDrivewayStrip/slab parkingOne open parking space
• Security: Security features present (other)
• Utilities: Public waterPublic sewerCable availableElectricity availablePhone availableSewer connectedWater availableOther utilities available
• Home design: Mobile homeOne storyEntry at level 1Faces east
• Construction: Construction material: OtherMobile home remains on siteRoof: OtherAssessor-provided living area: 990
• Exterior features: Open porchPorchCorner lotSidewalksAsphalt road frontage (publicly maintained)

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: CarpetOther
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present (type: other)Central air conditioning
• Interior features: Split bedroom layoutUnfurnished
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $103/mo · $1,236/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-23
   days on market $219,900 Active 115 DOM
2. 2026-09-22
   days on market $219,900 Active 114 DOM
3. 2026-09-21
   days on market $219,900 Active 113 DOM
4. 2026-09-20
   days on market $219,900 Active 112 DOM
5. 2026-09-18
   days on market $219,900 Active 110 DOM
6. 2026-09-17
   days on market $219,900 Active 109 DOM
7. 2026-09-16
   days on market $219,900 Active 108 DOM
8. 2026-09-15
   days on market $219,900 Active 107 DOM
9. 2026-09-14
   days on market $219,900 Active 106 DOM
10. 2026-09-13
    days on market $219,900 Active 105 DOM
11. 2026-09-12
    days on market $219,900 Active 104 DOM
12. 2026-09-11
    pricedays on market $219,900 Active 103 DOM
13. 2026-09-05
    days on market $230,000 Active 97 DOM
14. 2026-09-04
    days on market $230,000 Active 96 DOM
15. 2026-09-03
    days on market $230,000 Active 95 DOM
16. 2026-08-31
    days on market $230,000 Active 92 DOM
17. 2026-08-29
    days on market $230,000 Active 90 DOM
18. 2026-08-28
    days on market $230,000 Active 89 DOM
19. 2026-08-27
    days on market $230,000 Active 88 DOM
20. 2026-08-25
    days on market $230,000 Active 86 DOM
21. 2026-08-24
    days on market $230,000 Active 85 DOM
22. 2026-08-23
    days on market $230,000 Active 84 DOM
23. 2026-08-22
    days on market $230,000 Active 83 DOM
24. 2026-08-21
    days on market $230,000 Active 82 DOM
25. 2026-08-20
    days on market $230,000 Active 81 DOM
26. 2026-08-19
    days on market $230,000 Active 80 DOM
27. 2026-08-18
    days on market $230,000 Active 79 DOM
28. 2026-08-17
    days on market $230,000 Active 78 DOM
29. 2026-08-16
    days on market $230,000 Active 77 DOM
30. 2026-08-15
    days on market $230,000 Active 76 DOM
31. 2026-08-14
    days on market $230,000 Active 75 DOM
32. 2026-08-13
    days on market $230,000 Active 74 DOM
33. 2026-08-12
    days on market $230,000 Active 73 DOM
34. 2026-08-11
    days on market $230,000 Active 72 DOM
35. 2026-08-10
    days on market $230,000 Active 71 DOM
36. 2026-08-09
    days on market $230,000 Active 70 DOM
37. 2026-08-08
    days on market $230,000 Active 69 DOM
38. 2026-08-06
    days on market $230,000 Active 67 DOM
39. 2026-08-05
    days on market $230,000 Active 66 DOM
40. 2026-08-03
    days on market $230,000 Active 64 DOM
41. 2026-07-31
    days on market $230,000 Active 61 DOM
42. 2026-07-28
    days on market $230,000 Active 58 DOM
43. 2026-07-26
    days on market $230,000 Active 56 DOM
44. 2026-07-24
    days on market $230,000 Active 54 DOM
45. 2026-07-23
    days on market $230,000 Active 53 DOM
46. 2026-07-22
    days on market $230,000 Active 52 DOM
47. 2026-07-21
    days on market $230,000 Active 51 DOM
48. 2026-07-20
    days on market $230,000 Active 50 DOM
49. 2026-07-18
    days on market $230,000 Active 47 DOM
50. 2026-07-16
    days on market $230,000 Active 46 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,186
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − HOA: −$1,236
• − Depreciation: −$6,397
• Taxable loss: −$1,513
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $2,368/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 · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,950–$14,850 screening

This manufactured home is in fair condition with cosmetic repairs needed. It has a good roof and lush landscaping, but the exterior siding and concrete areas show wear. Painting and minor repairs would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Concrete driveway and patio — Wear visible

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — Improves curb appeal and structural integrity ↑
• Both Resurface concrete driveway and patio — Enhances curb appeal and durability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Chapel Trail Elementary School B- FL #680/2,144 Nat'l #7,155/41,679 Middle Silver Trail Middle School A- FL #84/571 Nat'l #1,110/14,009 High West Broward High School C FL #125/667 Nat'l #4,023/17,239

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

A Composite livability gradescore 83/100

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 · 2,207,033 people
• City population: 180,224
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 44,070
• Household income: $146,237
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 5% of renters

---

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 29% White 27% Black 20% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 14% Dominican 3%
• Common ancestry: Hispanic 2% Russian 1% Estonian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 53% English-only · Spanish 38% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -83.68%
• Current HPI: 373.7752
• Rent YoY: ▼ -1.17%
• 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

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; breed restrictions and possible pet restrictions)
• Financial info: No land lease
• HOA & community: Association: HOLLY LAKEMonthly HOA fee of $103Association amenities include pool, clubhouse, fitness center, basketball court, playground, community room, recreation facilities, managed grounds, sidewalks, street lights, manager on site and other servicesHOA fee covers grounds maintenance, security, common areas, recreation facilities and pool service

Exterior

• Parking: Total 4 parking spacesAttached carport with 3 covered/carport spacesDrivewayStrip/slab parkingOne open parking space
• Security: Security features present (other)
• Utilities: Public waterPublic sewerCable availableElectricity availablePhone availableSewer connectedWater availableOther utilities available
• Home design: Mobile homeOne storyEntry at level 1Faces east
• Construction: Construction material: OtherMobile home remains on siteRoof: OtherAssessor-provided living area: 990
• Exterior features: Open porchPorchCorner lotSidewalksAsphalt road frontage (publicly maintained)

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: CarpetOther
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present (type: other)Central air conditioning
• Interior features: Split bedroom layoutUnfurnished
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

1 event — show timeline

• 2026-05-31 Listed $230,000 Beaches MLS