900 Colony Point Cir #121 · Pembroke Pines, FL 33026

$134,900

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 13 Days on market

Built 1981 $912/mo HOA · 34% of rent

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Why this score? — see what drove the B- 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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Secure guard house gated resort-like community - Welcoming a new owner - easy first floor access and ready to move right in. New flooring and kitchen appliances, stacked washer and dryer in unit. Plenty of complex year round activities and amenities both indoor and outdoor for an active 55+ lifestyle. Courtesy bus available, gym, pickleball courts, library, walking paths, to name a few. Nicely maintained community, don't miss out.

Key facts

• Gated community
• Kitchen appliances
• New flooring

Tags

• GATED COMMUNITY
• FIRST FLOOR ACCESS
• NEW FLOORING
• KITCHEN APPLIANCES
• STACKED WASHER AND DRYER
• INDOOR AND OUTDOOR AMENITIES

Property features AI

Finance

• Other: Building has 5 stories total; Total building area approximately 1,021; Elevator access
• Financial info: Not a land lease; Pets not allowed (per association); Senior community
• HOA & community: Association: Colony Point 1 Condo Association; Monthly association fee; Association amenities include billiard room, clubhouse, elevators, fitness center, game room, jogging path, picnic area, pool, sauna, spa/hot tub, tennis courts, trails, heated pool, internet included, library, pickleball courts, sidewalks, gated community, security, and recreation facilities; Association fee covers cable TV, internet, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking surface (total 1 space)
• Security: Gated community with guard; Security guard and security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water and sewer available
• Home design: Condominium; One-level living; Facing south; Resale property
• Construction: CBS construction; Other roof
• Exterior features: In-ground spa; Public maintained road frontage; Not waterfront; County road frontage, west of US-1

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Walk-in closet(s); Single hung metal and sliding windows
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 9.8% 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: Pembroke Lakes Elementary School (math 62% / reading 73%, grade B+, #435 of 2,144 statewide, top 21%, 657 students, 51% FRL); Walter C. Young Middle School (math 49% / reading 62%, grade B-, #178 of 571 statewide, top 31%, 873 students, 56% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($89k/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 $933 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $135k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: 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 $134,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 2.00% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-70
• Equity at exit: $20,114

10-year hold

• IRR: 7.4%
• Equity multiple: 1.51×
• Total profit: $19,205
• Equity at exit: $11,664

Cash invested: $37,772 (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 33026

• Rents YoY: 1.6%
• Active inventory: 222
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$707
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$56
• HOA: −$912
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $393

Break-even live

Break-even rent $2,206

Max offer price $134,900

Occupancy floor 80%

Sensitivity live

Price	-10% $470	-5% $432	+0% $393	+5% $355	+10% $317
Rent	-10% $180	-5% $287	+0% $393	+5% $500	+10% $607
Rate	-1.0pp $461	-0.5pp $428	base $393	+0.5pp $359	+1.0pp $323

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1494	$3,600	$2.41	25d	1	0.20mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	25d	1	0.22mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	6d	1	0.22mi
11804 NW 13th St Unit 11804 Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	3d	1	0.23mi
1424 NW 113th Way Pembroke Pines, FL	2.0	1.5	1482	$3,000	$2.02	25d	1	0.25mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	8d	1	0.26mi
11761 NW 12th St Pembroke Pines, FL	3.0	2.0	1304	$3,799	$2.91	25d	1	0.27mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	3d	1	0.28mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	25d	1	0.28mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,650	$2.80	6d	1	0.28mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	8d	1	0.31mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,399	$2.58	18d	1	0.34mi
971 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,800	$2.05	8d	1	0.42mi
1061 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,500	$1.83	25d	1	0.42mi
12266 NW 10th St Pembroke Pines, FL	3.0	2.0	1432	$2,999	$2.09	25d	1	0.44mi
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	25d	1	0.46mi
101 SW 117th Ave #7101 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	2d	1	0.48mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	25d	1	0.50mi
12305 NW 11th Ct Unit 12305 Pembroke Pines, FL	2.0	2.0	1368	$2,750	$2.01	6d	1	0.50mi
11700 SW 1st St #3207 Pembroke Pines, FL	3.0	2.0	1330	$3,000	$2.26	19d	1	0.51mi
1276 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,700	$1.97	25d	1	0.51mi
131 SW 117th Ave #8307 Pembroke Pines, FL	2.0	2.0	1130	$2,380	$2.11	25d	1	0.51mi
131 SW 117th Ave #8101 Pembroke Pines, FL	2.0	2.0	1130	$2,350	$2.08	20d	1	0.51mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	18d	1	0.51mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	25d	1	0.53mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	13d	1	0.53mi
140 SW 117th Ave Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	19d	1	0.53mi
151 SW 117th Ave #9308 Pembroke Pines, FL	2.0	2.0	1130	$2,650	$2.35	25d	1	0.54mi
11701 SW 2nd St #5104 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	15d	1	0.56mi
11701 SW 2nd St #5106 Pembroke Pines, FL	2.0	2.0	1130	$2,450	$2.17	21d	1	0.56mi
11631 SW 2nd St #20302 Pembroke Pines, FL	2.0	2.0	1130	$2,375	$2.10	18d	1	0.57mi
11631 SW 2nd St #20103 Pembroke Pines, FL	1.0	1.0	810	$1,950	$2.41	25d	1	0.57mi
11631 SW 2nd St #20302 Pembroke Pines, FL	2.0	2.0	1130	$2,300	$2.04	6d	1	0.57mi
11601 SW 2nd St #21108 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	25d	1	0.57mi
160 SW 117th Ter #6201 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	18d	1	0.57mi
201 SW 116th Ave Unit 108 Pembroke Pines, FL	3.0	2.0	1330	$2,900	$2.18	25d	1	0.59mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	13d	1	0.61mi
220 SW 116th Ave #15207 Pembroke Pines, FL	2.0	2.0	1130	$2,500	$2.21	25d	1	0.61mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	25d	1	0.61mi
200 SW 117th Ter #10206 Pembroke Pines, FL	2.0	2.0	1130	$2,250	$1.99	25d	1	0.61mi

HOA detail condo

• Monthly dues: $912 · $10,944/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $134,900 Active 13 DOM
2. 2026-06-17
   days on market $134,900 Active 12 DOM
3. 2026-06-16
   days on market $134,900 Active 11 DOM
4. 2026-06-15
   days on market $134,900 Active 10 DOM
5. 2026-06-13
   days on market $134,900 Active 8 DOM
6. 2026-06-09
   days on market $134,900 Active 4 DOM
7. 2026-06-08
   days on market $134,900 Active 3 DOM
8. 2026-06-07
   remarks 434-char remark
9. 2026-06-07
   listed $134,900 Active 2 DOM

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$314/yr (+$26/mo · 39.0%)

ⓘ 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 7 d/yr ≥105°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: $32,449
• − Mortgage interest: −$7,556
• − Property taxes: −$806
• − Insurance: −$674
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − HOA: −$10,944
• − Depreciation: −$3,924
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,917/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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 41% White 35% Two or more races 23% Black 15% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 52% English-only · Spanish 35% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -248.72%
• Current HPI: 380.7596
• Rent YoY: ▲ 1.58%
• 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

+93.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $134,900 Beaches MLS
• 2026-05-23 Listing Removed — Beaches MLS
• 2026-04-18 Listed $165,000 Beaches MLS
• 2026-04-13 Listing Removed — Beaches MLS
• 2025-10-12 Listed $175,000 Beaches MLS
• 2011-05-17 Sold (Public Records) $52,500 Public Records
• 1998-11-12 Sold (Public Records) $59,500 Public Records
• 1981-08-01 Sold (Public Records) $69,900 Public Records

Property tax history

-2.8%/yr

Latest (2025): $806 · +2.2% YoY. Source: county tax records.