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

$230,000

2 bd · 2.0 ba · 990 sqft · Manufactured · 21 Days on market

Built 1980 Fair condition 4,627 sqft lot Est $204k · 13% over $103/mo HOA · 3% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

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. .. .-------------HOA PP IN ATTACHMENTS----------------THANK YOU

Key facts

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

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 LAKE; Monthly HOA fee of $103; Association amenities include pool, clubhouse, fitness center, basketball court, playground, community room, recreation facilities, managed grounds, sidewalks, street lights, manager on site and other services; HOA fee covers grounds maintenance, security, common areas, recreation facilities and pool service

Exterior

• Parking: Total 4 parking spaces; Attached carport with 3 covered/carport spaces; Driveway; Strip/slab parking; One open parking space
• Security: Security features present (other)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water available; Other utilities available
• Home design: Mobile home; One story; Entry at level 1; Faces east
• Construction: Construction material: Other; Mobile home remains on site; Roof: Other; Assessor-provided living area: 990
• Exterior features: Open porch; Porch; Corner lot; Sidewalks; Asphalt road frontage (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Other
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present (type: other); Central air conditioning
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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); 246 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 21 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $226,550 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $203,940
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21631 NW 8th Ct	0.36mi	2/2.0	896 (-10%)	21mo	$185,000	$206	50

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: 3.1%
• Equity multiple: 1.11×
• Total profit: $7,365
• Equity at exit: $34,294

10-year hold

• IRR: 9.4%
• Equity multiple: 1.62×
• Total profit: $39,922
• Equity at exit: $19,886

Cash invested: $64,400 (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 33029

• Home prices YoY: -18.3%
• Rents YoY: -1.2%
• Active inventory: 246
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,214 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$103
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $847

Break-even live

Break-even rent $2,142

Max offer price $230,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,006	-5% $926	+0% $847	+5% $767	+10% $688
Rent	-10% $593	-5% $720	+0% $847	+5% $974	+10% $1,101
Rate	-1.0pp $963	-0.5pp $905	base $847	+0.5pp $787	+1.0pp $727

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	25d	1	0.26mi
740 NW 219th Ave Unit 2 Pembroke Pines, FL	1.0	2.0	724	$2,200	$3.04	25d	1	0.26mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-21
   days on market $230,000 Active 21 DOM
2. 2026-06-18
   days on market $230,000 Active 18 DOM
3. 2026-06-17
   days on market $230,000 Active 17 DOM
4. 2026-06-16
   days on market $230,000 Active 16 DOM
5. 2026-06-15
   days on market $230,000 Active 15 DOM
6. 2026-06-13
   days on market $230,000 Active 13 DOM
7. 2026-06-09
   days on market $230,000 Active 9 DOM
8. 2026-06-08
   days on market $230,000 Active 8 DOM
9. 2026-06-07
   days on market $230,000 Active 7 DOM
10. 2026-06-04
    days on market $230,000 Active 4 DOM
11. 2026-06-03
    days on market $230,000 Active 3 DOM
12. 2026-06-02
    days on market $230,000 Active 2 DOM
13. 2026-06-02
    remarks 579-char remark
14. 2026-06-01
    remarks 466-char remark
15. 2026-06-01
    listed $230,000 Active 1 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 7/10 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: $38,574
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,086
• − Management: −$3,086
• − HOA: −$1,236
• − Depreciation: −$6,691
• Taxable income: $6,991
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $8,486/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Concrete driveway and patio · Wear visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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): 44,070
• Household income: $146,237
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 307.0

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: 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

Price history

1 event — show timeline

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