1301 SW 142nd Ave Unit 301H · Pembroke Pines, FL 33027

$195,000

2 bd · 2.0 ba · 1,533 sqft · Condo public records · 208 Days on market

Built 1995 $563/mo HOA · 21% 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 +22.7/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

BEAUTIFUL, CORNER UNTI, 24 HOUR GATED, 55+ ADULT, PRESTGIOUS GOLF CLUB COMMUNITY. PRIVATE, QUIET, PEACEFUL BLDG WITH GREEN AREA ON NORTH END & POOL ON OTHER OF BLDG. PLENTY GUEST PARKING. NEWER SECTION OF CENTURY VILLAGE. MAGNOLIA MODEL FEATURES EXTENSIVE CUSTOM KITCHEN CABINTRY, GRANITE COUNTER TOPS, TILE FLOORING THROUGH OUT, CROWN MOLDING, SPACIOUS BED ROOMS BOTH WITH WALK-IN CLOSETS, WASHER & DRYER INSIDE UNIT, TANKLESS WATER HEATER, NEW BLINDS, NEW FANS, NEW LIGHT FIXTURES, FRESHLY PAINTED & PLENTY OF NATURAL LIGHT. EXTENDED SCREENED BALCONY FEATURES ADDTIONAL SLIDING GLASS DOORS FOR BEST USE ALL YEAR ROUND. RESORT STYLE AMENTIES INCLUDE 71 PAR GOLF COURSE, 1042 SEAT

Key facts

• Tile flooring
• Granite counter tops
• Crown molding

Tags

• 3RD FLOOR CORNER UNIT
• GATED GOLF CLUB COMMUNITY
• CUSTOM KITCHEN CABINETRY
• GRANITE COUNTER TOPS
• TILE FLOORING
• CROWN MOLDING

Property features AI

Finance

• Financial info: Pets not allowed / pet restrictions
• HOA & community: Monthly association fees; Association covers amenities, cable TV, hot water, internet, grounds maintenance, parking, pools, recreation facilities, roof, sewer, security, trash and water; Community amenities include basketball court, billiard room, business center, clubhouse, fitness center, pickleball, pool, shuffleboard court, spa/hot tub, tennis courts, trails, elevator(s) and trash service; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One covered space (garage)
• Security: Complex fenced; Security guard; Fire sprinkler system; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Fence; Tennis court(s); Storm/security shutters; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Elevator; Living/dining room; Breakfast area; Dual sinks; Main living area on entry level; Split bedrooms; Walk-in closet(s); Bedroom on main level; Third floor entry; Metal and single hung windows; Furnishing negotiable
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (-0.2%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 42% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 208 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $95k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $195k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.38% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 6.1

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-9,617
• Equity at exit: $37,760

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,717
• Equity at exit: $32,162

Cash invested: $54,600 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 543
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$81
• HOA: −$563
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $336

Break-even live

Break-even rent $2,259

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $446	-5% $391	+0% $336	+5% $280	+10% $225
Rent	-10% $124	-5% $230	+0% $336	+5% $442	+10% $548
Rate	-1.0pp $434	-0.5pp $385	base $336	+0.5pp $285	+1.0pp $234

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	18d	1	0.07mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	4d	1	0.14mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	8d	1	0.16mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	2d	2	0.17mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	25d	1	0.24mi
1088 SW 144th Ave #801 Pembroke Pines, FL	3.0	2.5	1613	$3,100	$1.92	25d	1	0.25mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	3d	1	0.25mi
1064 SW 144th Ave #807 Pembroke Pines, FL	3.0	2.5	1613	$2,950	$1.83	25d	1	0.26mi
1009 SW 144th Ave #2701 Pembroke Pines, FL	3.0	2.5	1396	$2,850	$2.04	25d	1	0.28mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	3d	1	0.29mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	8d	1	0.30mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	25d	1	0.30mi
943 SW 143rd Ter #2109 Pembroke Pines, FL	3.0	2.5	1390	$3,050	$2.19	21d	1	0.32mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.36mi
814 SW 143rd Ter #208 Pembroke Pines, FL	3.0	2.5	1613	$2,750	$1.70	25d	1	0.39mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	25d	1	0.46mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,982	$2.86	2d	21	0.50mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	15d	1	0.56mi
1524 SW 147th Ave Unit 1524 Pembroke Pines, FL	3.0	3.0	1826	$3,200	$1.75	3d	1	0.61mi
1424 SW 147th Ave #1424 Pembroke Pines, FL	3.0	3.5	1817	$3,450	$1.90	20d	1	0.61mi
1030 SW 147th Ave Pembroke Pines, FL	3.0	3.5	1745	$3,000	$1.72	25d	1	0.67mi
1145 SW 147th Ter Pembroke Pines, FL	3.0	2.5	1712	$3,100	$1.81	2d	1	0.67mi
819 SW 147th Ave #1405 Pembroke Pines, FL	2.0	2.5	1662	$2,800	$1.68	25d	1	0.69mi
932 SW 147th Ave #2905 Pembroke Pines, FL	2.0	2.5	1678	$2,850	$1.70	18d	1	0.69mi
845 SW 147th Ave #1901 Pembroke Pines, FL	3.0	3.5	1782	$3,300	$1.85	14d	1	0.69mi
966 SW 147th Ave #2604 Pembroke Pines, FL	3.0	2.0	1318	$3,200	$2.43	2d	1	0.69mi
14733 SW 11th St Unit 14733 Pembroke Pines, FL	2.0	2.5	1368	$2,790	$2.04	25d	1	0.69mi
14733 SW 11th St Unit 14733 Pembroke Pines, FL	2.0	2.5	1368	$2,790	$2.04	3d	1	0.69mi
14776 SW 10th St #10501 Pembroke Pines, FL	3.0	3.5	1817	$3,400	$1.87	8d	1	0.70mi
950 SW 147th Ave #2611 Pembroke Pines, FL	3.0	2.0	1318	$3,050	$2.31	25d	1	0.72mi
14623 SW 7th St Unit 4-12 Pembroke Pines, FL	2.0	2.5	1560	$2,850	$1.83	22d	1	0.73mi
1020 SW 147th Ter Unit 10608 Pembroke Pines, FL	3.0	3.0	1670	$3,500	$2.10	25d	1	0.74mi
14749 SW 9th St Pembroke Pines, FL	3.0	3.5	1782	$3,500	$1.96	5d	1	0.74mi
808 SW 147th Ave Pembroke Pines, FL	3.0	3.0	1670	$3,500	$2.10	15d	1	0.75mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	25d	2	0.76mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	6d	2	0.76mi
708 SW 147th Ave Pembroke Pines, FL	2.0	2.5	1368	$2,600	$1.90	8d	1	0.77mi
14634 SW 5th St Unit 1-5 Pembroke Pines, FL	2.0	2.5	1482	$2,700	$1.82	25d	1	0.79mi
622 SW 147th Ter Unit 1 Pembroke Pines, FL	3.0	3.0	1772	$3,450	$1.95	6d	1	0.82mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	25d	2	0.84mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   pricedays on market $195,000 Active 208 DOM
2. 2026-06-17
   days on market $200,000 Active 207 DOM
3. 2026-06-16
   days on market $200,000 Active 206 DOM
4. 2026-06-15
   days on market $200,000 Active 205 DOM
5. 2026-06-13
   days on market $200,000 Active 203 DOM
6. 2026-06-09
   days on market $200,000 Active 199 DOM
7. 2026-06-07
   days on market $200,000 Active 197 DOM
8. 2026-06-04
   days on market $200,000 Active 194 DOM
9. 2026-06-03
   days on market $200,000 Active 193 DOM
10. 2026-06-02
    pricedays on market $200,000 Active 192 DOM
11. 2026-06-01
    days on market $215,000 Active 191 DOM
12. 2026-05-31
    days on market $215,000 Active 190 DOM
13. 2026-05-22
    status Active
14. 2026-05-21
    historical
15. 2026-04-01
    price $225,000
16. 2026-02-26
    price $250,000
17. 2026-02-25
    status Active
18. 2026-02-16
    historical Active Under Contract
19. 2026-01-02
    price $259,000
20. 2025-12-08
    status Active
21. 2025-12-06
    historical Active Under Contract
22. 2025-11-21
    listed $289,999 Active
23. 2002-10-02
    soldstatus $40,400
24. 2002-10-02
    soldstatus $40,400
25. 1996-11-13
    soldstatus $101,900
26. 1996-11-01
    soldstatus $101,900

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$204/yr (+$17/mo · 14.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $32,208
• − Mortgage interest: −$10,923
• − Property taxes: −$1,415
• − Insurance: −$975
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$6,756
• − Depreciation: −$5,673
• Taxable income: $1,313
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,712/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

+120.8% since first listed

14 events — show timeline

• 2026-05-22 Relisted — MARMLS
• 2026-05-21 Listing Removed — MARMLS
• 2026-04-01 Price Changed $225,000 MARMLS
• 2026-02-26 Price Changed $250,000 MARMLS
• 2026-02-25 Relisted — MARMLS
• 2026-02-16 Contingent — MARMLS
• 2026-01-02 Price Changed $259,000 MARMLS
• 2025-12-08 Relisted — MARMLS
• 2025-12-06 Contingent — MARMLS
• 2025-11-21 Listed $289,999 MARMLS
• 2002-10-02 Sold (Public Records) $40,400 Public Records
• 2002-10-02 Sold (Public Records) $40,400 Public Records
• 1996-11-13 Sold (Public Records) $101,900 Public Records
• 1996-11-01 Sold (Public Records) $101,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,415 · +3.0% YoY. Source: county tax records.