801 SW 133rd Ter Unit 110K · Pembroke Pines, FL 33027

$110,000

1 bd · 1.0 ba · 685 sqft · Condo public records · 37 Days on market

Built 1985

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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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

Key facts

• Movie theatre
• Enclosed balcony
• Free bus services

Tags

• FIRST FLOOR
• WALKING CLOSET
• ENCLOSED BALCONY
• FREE BUS SERVICES
• MOVIE THEATRE
• EXERCISE ROOM

Property features AI

Finance

• Other: Located in a senior community; Community has approximately 7,500 units
• Financial info: Pets allowed conditionally with restrictions
• HOA & community: Monthly association fee (listed; covers common areas, cable TV, electricity, hot water, insurance, internet, laundry, structural maintenance, pool(s), recreation facilities, sewer, trash, water); Association amenities include clubhouse, fitness center, laundry, billiard room, barbecue/picnic area, pool, shuffleboard court, tennis courts, transportation service

Exterior

• Parking: Guest parking; One assigned space
• Security: On-site security guard; Fenced complex
• Utilities: Cable available
• Home design: Block construction; Faces west; Entry level 1; One-story unit in a multi-story building; Has property attached
• Construction: Block construction; Resale unit
• Exterior features: Balcony; Screened balcony/patio; Exterior lighting; Complex is fenced; Security guard on site; Heated pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: High ceilings; First-floor entry; Main living area on entry level; Living/dining room; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $58 ($698/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 30 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 $761 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 29% of rent.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.67% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 5.0

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-14,485
• Equity at exit: $21,300

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-22,856
• Equity at exit: $18,143

Cash invested: $30,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$577
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$46
• HOA est. from 2 same-building comps: −$540
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $58

Break-even live

Break-even rent $1,764

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $89	+0% $58	+5% $27	+10% $-4
Rent	-10% $-87	-5% $-14	+0% $58	+5% $131	+10% $203
Rate	-1.0pp $114	-0.5pp $86	base $58	+0.5pp $30	+1.0pp $1

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	26d	1	0.11mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	26d	1	0.26mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,580	$2.93	0d	1	0.26mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	4d	1	0.41mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	26d	2	0.47mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	15d	2	0.48mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,341	$2.24	0d	20	0.61mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	16d	1	0.84mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	7d	2	0.84mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	3d	3	0.84mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	5d	3	0.84mi
12166 Saint Andrews Pl #111 Miramar, FL	1.0	1.0	618	$1,950	$3.16	0d	1	1.09mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	19d	1	1.12mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	9d	1	1.12mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	16d	1	1.14mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	20d	1	1.20mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	9d	1	1.22mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	9d	2	1.26mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	5d	3	1.27mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	9d	1	1.27mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	22d	1	1.27mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	26d	1	1.27mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	7d	1	1.28mi
2021 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	828	$2,000	$2.42	16d	2	1.32mi
2021 Renaissance Blvd #201 Miramar, FL	1.0	1.0	690	$2,000	$2.90	12d	1	1.32mi
2113 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$2,000	$2.40	26d	2	1.32mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	7d	1	1.34mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	26d	1	1.34mi
2103 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$1,980	$2.38	23d	2	1.36mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	26d	1	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $110,000 Active 37 DOM
2. 2026-06-18
   days on market $110,000 Active 34 DOM
3. 2026-06-17
   days on market $110,000 Active 33 DOM
4. 2026-06-16
   days on market $110,000 Active 32 DOM
5. 2026-06-15
   price $110,000 Active 31 DOM
6. 2026-06-15
   days on market $129,229 Active 31 DOM
7. 2026-06-13
   days on market $129,229 Active 29 DOM
8. 2026-06-09
   days on market $129,229 Active 25 DOM
9. 2026-06-08
   days on market $129,229 Active 24 DOM
10. 2026-06-07
    days on market $129,229 Active 23 DOM
11. 2026-06-04
    days on market $129,229 Active 20 DOM
12. 2026-06-03
    days on market $129,229 Active 19 DOM
13. 2026-06-02
    days on market $129,229 Active 18 DOM
14. 2026-06-01
    days on market $129,229 Active 17 DOM
15. 2026-05-31
    days on market $129,229 Active 16 DOM
16. 2026-05-15
    listed $129,229 Active
17. 2017-01-05
    soldstatus $75,000

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

18. 2017-01-05
    soldstatus $75,000 Sold 309-char remark

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

19. 2016-12-16
    status Backup Contract 309-char remark

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

20. 2016-10-14
    status Pending 309-char remark

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

21. 2016-10-08
    price $75,000 309-char remark

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

22. 2016-09-20
    price $82,000 309-char remark

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

23. 2016-09-01
    listed $84,900 Active 309-char remark

    Show marketing remark (309 chars)

    OWNERS SAY SELL!! MAGNIFICENT FIRST FLOOR UNIT 1Bed 1Bath, SPACIOUS AND MOVE-IN-READY Located in AMAZING ADULT COMMUNITY 55+ WITH LOTS OF AMMENITIES. - TENNIS COURTS, GOLF, POOLS, FREE TRANSPORTATION, ON-SITE PHARMACY. .AND MUCH MORE. UNIT IS ON FIRST FLOOR, NEXT TO LAUNDRY ROOM FOR EASY ACCESS. A MUST SEE!!

24. 2003-03-03
    soldstatus $46,000
25. 2001-04-05
    soldstatus $35,000
26. 1985-06-01
    soldstatus $33,700

ⓘ 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: $2,767 · $231/mo
• Projected year-2 tax: $2,767 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,047
• − Mortgage interest: −$6,162
• − Property taxes: −$2,767
• − Insurance: −$550
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$6,480
• − Depreciation: −$3,200
• Taxable loss: −$640
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $851/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

+283.5% since first listed

11 events — show timeline

• 2026-05-15 Listed $129,229 MARMLS
• 2017-01-05 Sold (Public Records) $75,000 Public Records
• 2017-01-05 Sold (MLS) $75,000 MARMLS
• 2016-12-16 Pending — MARMLS
• 2016-10-14 Pending — MARMLS
• 2016-10-08 Price Changed $75,000 MARMLS
• 2016-09-20 Price Changed $82,000 MARMLS
• 2016-09-01 Listed $84,900 MARMLS
• 2003-03-03 Sold (Public Records) $46,000 Public Records
• 2001-04-05 Sold (Public Records) $35,000 Public Records
• 1985-06-01 Sold (Public Records) $33,700 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,767 · +4.2% YoY. Source: county tax records.