611 S Hollybrook Dr #203 · Pembroke Pines, FL 33025

$94,999

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 514 Days on market

Built 1984 $720/mo HOA · 32% 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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Right on PAR 3!!! Wonderful 2 bedrooms/2 bathrooms right in the middle of the action! Golf, Pools, BBQ area just steps away! Newer AC unit and water heater. Remodeled bathrooms, remodeled kitchen, and awesome golf views. .. This unit comes furnished or non furnished. .. No carpet!!!Seller is ready to sell! Come see this beauty! RLP

Key facts

• Beautiful kitchen
• Remodeled bathroom
• Remodeled ensuite

Tags

• RESORT STYLE AMENITIES
• GOLF GETAWAY
• TENNIS AND PICKLEBALL
• BEAUTIFUL KITCHEN
• REMODELED ENSUITE
• REMODELED BATHROOM

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee includes amenities, cable TV, golf, internet, laundry, legal/accounting, structure maintenance, parking, recreation facilities, roof, sewer, security, trash, and water; Association amenities include billiard room, bike storage, clubhouse, fitness center, barbecue/picnic area, pool, shuffleboard court, storage, tennis courts, transportation service, and vehicle wash area; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Security guard; Smoke detector(s)
• Utilities: Cable available; Electric with fuses
• Home design: 2-story property; Entry on level 2; Faces east; Updated/remodeled; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Barbecue; Tennis court(s); Association pool; On golf course

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds; Built-in features; Breakfast area; Entrance foyer; Living/dining room; Pantry; Split bedroom layout; Walk-in closet(s); Furnishing negotiable
• Laundry & utility: Washer; Dryer; Utility room; Laundry room; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 soft (-0.9%/yr); 445 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $657 of loan paydown is wiped out by about $3k 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 514 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask is 3067% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 514 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 2.35% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.73×
• Total profit: $-7,178
• Equity at exit: $14,165

10-year hold

• IRR: -9.4%
• Equity multiple: 0.59×
• Total profit: $-10,929
• Equity at exit: $8,214

Cash invested: $26,600 (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 33025

• Rents YoY: -0.9%
• Active inventory: 445
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$498
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$40
• HOA: −$720
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $223

Break-even live

Break-even rent $1,951

Max offer price $94,999

Occupancy floor 85%

Sensitivity live

Price	-10% $276	-5% $250	+0% $223	+5% $196	+10% $169
Rent	-10% $46	-5% $134	+0% $223	+5% $311	+10% $399
Rate	-1.0pp $270	-0.5pp $247	base $223	+0.5pp $198	+1.0pp $173

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	25d	1	0.02mi
8960 S Hollybrook Blvd #301 Pembroke Pines, FL	2.0	2.0	1170	$2,800	$2.39	6d	1	0.06mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	25d	1	0.07mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	9d	1	0.08mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	0.08mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.13mi
400 S Hollybrook Dr #202 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	25d	1	0.13mi
811 S Hollybrook Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$2,500	$2.14	25d	1	0.13mi
8940 S Hollybrook Blvd Pembroke Pines, FL	2.0	2.0	1170	$1,725	$1.47	23d	2	0.14mi
820 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$2,900	$2.48	25d	1	0.15mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	25d	1	0.18mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	6d	1	0.18mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$2,000	$1.93	6d	2	0.20mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	25d	1	0.23mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.23mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	5d	1	0.24mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	23d	1	0.24mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	25d	1	0.25mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	4d	1	0.26mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$2,095	$2.66	6d	2	0.30mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.30mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	25d	1	0.30mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	25d	1	0.31mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	23d	2	0.31mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	19d	1	0.32mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.34mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	25d	1	0.34mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.35mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	25d	1	0.36mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	25d	1	0.36mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.37mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	25d	1	0.39mi
9800 N Hollybrook Lake Dr Unit 9-303 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	25d	1	0.41mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	25d	1	0.41mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	16d	1	0.41mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	0d	1	0.42mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	6d	1	0.42mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	19d	1	0.42mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	6d	1	0.43mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	25d	1	0.45mi

HOA detail condo

• Monthly dues: $720 · $8,640/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-17
   status $94,999 Pending 514 DOM
2. 2026-06-16
   days on market $94,999 Active 514 DOM
3. 2026-06-15
   days on market $94,999 Active 513 DOM
4. 2026-06-13
   days on market $94,999 Active 511 DOM
5. 2026-06-09
   days on market $94,999 Active 507 DOM
6. 2026-06-08
   price $94,999 Active 505 DOM
7. 2026-06-07
   statusdays on market $119,999 Active 505 DOM
8. 2026-06-04
   status $119,999 Pending 504 DOM
9. 2026-06-03
   days on market $119,999 Active 504 DOM
10. 2026-06-02
    days on market $119,999 Active 503 DOM
11. 2026-06-01
    days on market $119,999 Active 502 DOM
12. 2026-05-31
    days on market $119,999 Active 501 DOM
13. 2026-01-29
    historical $3,000
14. 2026-01-27
    listed $3,000
15. 2026-01-20
    price $124,999
16. 2025-11-18
    price $134,999
17. 2025-08-08
    price $174,999
18. 2025-01-13
    listed $195,999 Active
19. 2024-09-13
    historical $2,300
20. 2024-03-12
    listed $2,300
21. 2020-02-28
    soldstatus $120,000 Closed 333-char remark

    Show marketing remark (333 chars)

    Right on PAR 3!!! Wonderful 2 bedrooms/2 bathrooms right in the middle of the action! Golf, Pools, BBQ area just steps away! Newer AC unit and water heater. Remodeled bathrooms, remodeled kitchen, and awesome golf views. .. This unit comes furnished or non furnished. .. No carpet!!!Seller is ready to sell! Come see this beauty! RLP

22. 2020-02-28
    soldstatus $120,000

    Show marketing remark (333 chars)

    Right on PAR 3!!! Wonderful 2 bedrooms/2 bathrooms right in the middle of the action! Golf, Pools, BBQ area just steps away! Newer AC unit and water heater. Remodeled bathrooms, remodeled kitchen, and awesome golf views. .. This unit comes furnished or non furnished. .. No carpet!!!Seller is ready to sell! Come see this beauty! RLP

23. 2020-02-05
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Right on PAR 3!!! Wonderful 2 bedrooms/2 bathrooms right in the middle of the action! Golf, Pools, BBQ area just steps away! Newer AC unit and water heater. Remodeled bathrooms, remodeled kitchen, and awesome golf views. .. This unit comes furnished or non furnished. .. No carpet!!!Seller is ready to sell! Come see this beauty! RLP

24. 2019-05-10
    listed $126,999 Active 333-char remark

    Show marketing remark (333 chars)

    Right on PAR 3!!! Wonderful 2 bedrooms/2 bathrooms right in the middle of the action! Golf, Pools, BBQ area just steps away! Newer AC unit and water heater. Remodeled bathrooms, remodeled kitchen, and awesome golf views. .. This unit comes furnished or non furnished. .. No carpet!!!Seller is ready to sell! Come see this beauty! RLP

25. 2019-05-06
    historical
26. 2019-01-16
    status Active
27. 2019-01-10
    status Backup Contract
28. 2018-12-07
    status Pending
29. 2018-09-07
    price $129,499
30. 2018-07-11
    price $129,900
31. 2018-05-31
    price $145,900
32. 2018-04-12
    listed $174,000 Active
33. 2013-12-24
    soldstatus $74,400
34. 2013-10-23
    historical
35. 2013-08-27
    status Active
36. 2013-07-29
    status Pending
37. 2013-06-24
    status Active
38. 2013-06-18
    status Pending
39. 2013-06-13
    price $73,500
40. 2004-04-07
    soldstatus $73,000

ⓘ 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: $3,398 · $283/mo
• Projected year-2 tax: $3,398 · $283/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 9/10 Extreme 5 d/yr ≥105°F today · 20 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: $26,789
• − Mortgage interest: −$5,321
• − Property taxes: −$3,398
• − Insurance: −$475
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$8,640
• − Depreciation: −$2,764
• Taxable income: $1,904
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,215/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

-95.9% since first listed

28 events — show timeline

• 2026-01-29 Rental Removed $3,000 MARMLS
• 2026-01-27 Listed for Rent $3,000 MARMLS
• 2026-01-20 Price Changed $124,999 MARMLS
• 2025-11-18 Price Changed $134,999 MARMLS
• 2025-08-08 Price Changed $174,999 MARMLS
• 2025-01-13 Listed $195,999 MARMLS
• 2024-09-13 Rental Removed $2,300 MARMLS
• 2024-03-12 Listed for Rent $2,300 MARMLS
• 2020-02-28 Sold (Public Records) $120,000 Public Records
• 2020-02-28 Sold (MLS) $120,000 MARMLS
• 2020-02-05 Pending — MARMLS
• 2019-05-10 Listed $126,999 MARMLS
• 2019-05-06 Listing Removed — MARMLS
• 2019-01-16 Relisted — MARMLS
• 2019-01-10 Pending — MARMLS
• 2018-12-07 Pending — MARMLS
• 2018-09-07 Price Changed $129,499 MARMLS
• 2018-07-11 Price Changed $129,900 MARMLS
• 2018-05-31 Price Changed $145,900 MARMLS
• 2018-04-12 Listed $174,000 MARMLS
• 2013-12-24 Sold (Public Records) $74,400 Public Records
• 2013-10-23 Listing Removed — MARMLS
• 2013-08-27 Relisted — MARMLS
• 2013-07-29 Pending — MARMLS
• 2013-06-24 Relisted — MARMLS
• 2013-06-18 Pending — MARMLS
• 2013-06-13 Price Changed $73,500 MARMLS
• 2004-04-07 Sold (Public Records) $73,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,398 · +4.5% YoY. Source: county tax records.