1301 SW 142nd Ave Unit 203H · Pembroke Pines, FL 33027

$225,000

2 bd · 2.0 ba · 1,207 sqft · Condo public records · 83 Days on market

Built 1995 $453/mo HOA · 19% of rent

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Why this score? — see what drove the D 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 +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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
• DSCR +2.2/10.0

Listing remarks

Motivated Seller! This beautifully maintained and turnkey 2 bedroom, 2 bathroom condo featuring a desirable split floor plan for added privacy. This inviting unit offers a comfortable and functional layout with abundant natural light throughout. Enjoy a spacious living area, remodeled kitchen, updated guest bathroom, and in-unit washer and dryer for added convenience. Step out onto your private balcony featuring hurricane shutters and a partial lake view, perfect for relaxing and enjoying the South Florida lifestyle. The unit has been freshly painted throughout, and the building exterior has also been recently painted, adding to its overall appeal. This condo can be sold with or without fur

Key facts

• Partial lake view
• Private balcony
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• REMODELED KITCHEN
• IN-UNIT WASHER AND DRYER
• PRIVATE BALCONY
• HURRICANE SHUTTERS
• PARTIAL LAKE VIEW

Property features AI

Finance

• Other: Pets: conditional; some restrictions may apply
• HOA & community: Monthly association fee (primary): $453; Monthly association fee (secondary): $288; Association covers management, cable TV, golf, internet, laundry, grounds maintenance, parking, reserve fund, roof, security, water; Community amenities include clubhouse, fitness center, billiard room, business center, golf course, sauna, tennis courts, trash service; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard; Storm/security shutters
• Utilities: Has cooling and heating; Electric service; Water and sewer included in association (per association fee includes)
• Home design: Condominium (attached property); 4-story building; Entry on level 2; Updated / remodeled; Facing direction not specified
• Construction: Block construction; Effective year built (updated); Foundation details not specified; Roof details not specified
• Exterior features: Patio; Privacy wall; Storm/security shutters; Lakefront location; Has a view; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Trash compactor
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Electric heating
• Interior features: Second-floor entry; Entrance foyer; Elevator; Split bedroom layout; Bar; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (17.1% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $187k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.0% in Pembroke Pines — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% 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 $2k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $225k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $186,599 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 7.9

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: -20.2%
• Equity multiple: 0.25×
• Total profit: $-47,465
• Equity at exit: $43,569

10-year hold

• IRR: -20.3%
• Equity multiple: -0.21×
• Total profit: $-76,119
• Equity at exit: $37,111

Cash invested: $63,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$362 /mo · $4,350/yr
• Insurance: −$94
• HOA: −$453
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-217

Break-even live

Break-even rent $2,645

Max offer price $186,599

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-154	+0% $-217	+5% $-281	+10% $-345
Rent	-10% $-405	-5% $-311	+0% $-217	+5% $-124	+10% $-30
Rate	-1.0pp $-104	-0.5pp $-160	base $-217	+0.5pp $-276	+1.0pp $-335

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: $56,250
• Closing costs: $6,750
• 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	5d	1	0.14mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	9d	1	0.16mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	3d	2	0.17mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	25d	1	0.24mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	4d	1	0.25mi
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	4d	1	0.29mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	9d	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	22d	1	0.32mi
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	25d	1	0.35mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	9d	1	0.35mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	25d	1	0.35mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	23d	2	0.36mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,900	$2.53	15d	2	0.37mi
13455 SW 16th Ct Unit 306-F Pembroke Pines, FL	2.0	1.5	936	$2,000	$2.14	20d	1	0.42mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	25d	1	0.43mi
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	$2,980	$2.85	0d	20	0.50mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	23d	2	0.51mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	0d	1	0.55mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	23d	1	0.55mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	16d	1	0.56mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	2d	2	0.56mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	22d	2	0.56mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	25d	1	0.57mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	23d	1	0.57mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	6d	1	0.58mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	25d	1	0.60mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	25d	1	0.61mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	25d	1	0.65mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	16d	1	0.65mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	3d	1	0.65mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	18d	1	0.66mi
917 SW 147th Ave #2006 Pembroke Pines, FL	2.0	2.0	1048	$2,450	$2.34	25d	1	0.69mi
966 SW 147th Ave #2604 Pembroke Pines, FL	3.0	2.0	1318	$3,200	$2.43	3d	1	0.69mi
14661 SW 9th St #1809 Pembroke Pines, FL	2.0	2.0	1040	$2,600	$2.50	16d	1	0.69mi
14661 SW 9th St #1809 Pembroke Pines, FL	2.0	2.0	1040	$2,600	$2.50	3d	1	0.69mi
14733 SW 11th St Unit 14733 Pembroke Pines, FL	2.0	2.5	1368	$2,790	$2.04	4d	1	0.69mi

HOA detail condo

• Monthly dues: $453 · $5,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $225,000 Active 83 DOM
2. 2026-06-18
   days on market $225,000 Active 80 DOM
3. 2026-06-17
   days on market $225,000 Active 79 DOM
4. 2026-06-16
   days on market $225,000 Active 78 DOM
5. 2026-06-15
   days on market $225,000 Active 77 DOM
6. 2026-06-13
   days on market $225,000 Active 75 DOM
7. 2026-06-09
   days on market $225,000 Active 71 DOM
8. 2026-06-08
   days on market $225,000 Active 70 DOM
9. 2026-06-07
   days on market $225,000 Active 69 DOM
10. 2026-06-04
    pricedays on market $225,000 Active 66 DOM
11. 2026-06-03
    days on market $245,000 Active 65 DOM
12. 2026-06-02
    days on market $245,000 Active 64 DOM
13. 2026-06-01
    days on market $245,000 Active 63 DOM
14. 2026-05-31
    days on market $245,000 Active 62 DOM
15. 2026-03-31
    listed $245,000 Active
16. 2026-03-30
    historical
17. 2026-03-06
    price $245,000
18. 2026-01-06
    price $295,000
19. 2025-10-24
    listed $310,000 Active
20. 2011-12-07
    soldstatus $68,000
21. 2003-10-15
    soldstatus $93,000
22. 1995-08-03
    soldstatus $73,600

ⓘ 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: $4,350 · $362/mo
• Projected year-2 tax: $4,350 · $362/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 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: $28,432
• − Mortgage interest: −$12,603
• − Property taxes: −$4,350
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − HOA: −$5,436
• − Depreciation: −$6,545
• Taxable loss: −$6,177
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-1,126/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

+232.9% since first listed

8 events — show timeline

• 2026-03-31 Listed $245,000 MARMLS
• 2026-03-30 Listing Removed — MARMLS
• 2026-03-06 Price Changed $245,000 MARMLS
• 2026-01-06 Price Changed $295,000 MARMLS
• 2025-10-24 Listed $310,000 MARMLS
• 2011-12-07 Sold (Public Records) $68,000 Public Records
• 2003-10-15 Sold (Public Records) $93,000 Public Records
• 1995-08-03 Sold (Public Records) $73,600 Public Records

Property tax history

+16.1%/yr

Latest (2025): $4,350 · +5.3% YoY. Source: county tax records.