5100 SW 41st St #115 · Pembroke Park, FL 33023

$139,000

2 bd · 1.0 ba · 815 sqft · Condo public records · 252 Days on market

Built 1973 $633/mo HOA · 30% 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 +15.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT PROPERTY FOR INVESTOR/ OR FIRST TIME HOME BUYER PRICED TO SELL LOOKING FOR THE RIGHT BUYER. LOCATED WITHIN MAJOR ROADS, SCHOOLS, AND SHOPPING.

Key facts

• Laundry facilities
• Centrally located
• Assigned parking

Tags

• LAUNDRY FACILITIES
• ASSIGNED PARKING
• ELEVATOR ACCESS
• CENTRALLY LOCATED
• EASY ACCESS TO HIGHWAYS
• EASY ACCESS TO AIRPORTS

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $633 (includes trash)

Exterior

• Parking: Garage with 1 covered space
• Security: Fenced complex
• Home design: Block construction; 4-story building; Entry level: 1
• Construction: Block construction; Effective year built
• Exterior features: Complex is fenced; Attached property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $49 ($591/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#493 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime C-, housing C-.
• 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 flat; 288 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% of the median local income ($75k/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 $961 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 252 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 7627% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.54% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.37×
• Total profit: $-24,510
• Equity at exit: $20,725

10-year hold

• IRR: -24.2%
• Equity multiple: 0.05×
• Total profit: $-37,152
• Equity at exit: $12,018

Cash invested: $38,920 (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 33023

• Rents YoY: 0.3%
• Active inventory: 288
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$729
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$58
• HOA: −$633
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $49

Break-even live

Break-even rent $2,074

Max offer price $139,000

Occupancy floor 93%

Sensitivity live

Price	-10% $128	-5% $89	+0% $49	+5% $10	+10% $-29
Rent	-10% $-120	-5% $-35	+0% $49	+5% $134	+10% $218
Rate	-1.0pp $119	-0.5pp $85	base $49	+0.5pp $13	+1.0pp $-23

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,799	$2.21	4d	4	0.05mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,750	$2.15	20d	3	0.05mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	4d	1	0.17mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	25d	1	0.21mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	18d	1	0.22mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	25d	1	0.22mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	25d	1	0.23mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	25d	1	0.25mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	8d	1	0.25mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	8d	1	0.25mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	25d	1	0.25mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	16d	1	0.26mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	6d	1	0.26mi
3700 SW 52nd Ave Hollywood, FL	2.0	2.0	850	$1,446	$1.70	25d	1	0.26mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	12d	1	0.28mi
3721 SW 54th Ave West Park, FL	2.0	1.0	768	$2,100	$2.73	13d	1	0.29mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.29mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	5d	1	0.29mi
5510 SW 38th St West Park, FL	2.0	1.0	855	$2,250	$2.63	3d	1	0.29mi
5721 SW 41st St West Park, FL	3.0	1.0	839	$2,650	$3.16	25d	1	0.40mi
5710 SW 38th St West Park, FL	2.0	1.0	835	$2,400	$2.87	25d	1	0.43mi
5521 SW 34th St Unit 2 Pembroke Park, FL	2.0	1.0	692	$1,750	$2.53	25d	1	0.58mi
3252 SW 52nd Ave Hollywood, FL	1.0–2.0	1.0	827	$1,850	$2.24	0d	5	0.59mi
4628 SW 32nd Dr West Park, FL	3.0	1.0	1082	$2,800	$2.59	25d	1	0.65mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	8d	1	0.70mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	25d	1	0.70mi
6012 SW 38th St Unit 4 Miramar, FL	1.0	1.0	650	$1,475	$2.27	0d	1	0.83mi
6112 SW 37th St Unit B Miramar, FL	2.0	1.0	850	$1,800	$2.12	23d	1	0.95mi
6132 SW 39th St Miramar, FL	2.0	1.0	837	$2,150	$2.57	0d	1	0.98mi
6033 SW 35th St Unit 101 Miramar, FL	2.0	2.0	1000	$1,995	$2.00	25d	1	0.99mi
4030 SW 28th St West Park, FL	2.0	1.0	800	$2,400	$3.00	23d	1	1.05mi
2550 SW 58th Ave Unit A West Park, FL	2.0	1.0	853	$2,300	$2.70	25d	1	1.10mi
6026 SW 27th St Unit 1 Miramar, FL	2.0	2.0	900	$2,150	$2.39	18d	1	1.21mi
4819 SW 22nd St West Park, FL	3.0	2.0	1092	$2,800	$2.56	25d	1	1.24mi
3001 SW 35th Ave West Park, FL	2.0	1.0	1050	$2,400	$2.29	18d	1	1.28mi
4420 SW 21st St West Park, FL	3.0	2.0	1020	$2,700	$2.65	25d	1	1.33mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	1.37mi

HOA detail condo

• Monthly dues: $633 · $7,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-15
   days on market $139,000 Active 252 DOM
2. 2026-06-13
   days on market $139,000 Active 250 DOM
3. 2026-06-09
   days on market $139,000 Active 246 DOM
4. 2026-06-07
   days on market $139,000 Active 244 DOM
5. 2026-06-04
   days on market $139,000 Active 241 DOM
6. 2026-06-03
   days on market $139,000 Active 240 DOM
7. 2026-06-02
   days on market $139,000 Active 239 DOM
8. 2026-06-01
   days on market $139,000 Active 238 DOM
9. 2026-05-31
   days on market $139,000 Active 237 DOM
10. 2026-04-24
    listed $1,799
11. 2026-03-13
    price $141,000
12. 2025-12-30
    price $145,000
13. 2025-10-06
    listed $149,000 Active
14. 2024-01-23
    historical
15. 2023-02-07
    listed $98,900 Active
16. 2021-03-05
    soldstatus $95,500
17. 2017-09-26
    soldstatus $75,000
18. 2017-09-22
    soldstatus $75,000 Sold 148-char remark

    Show marketing remark (148 chars)

    GREAT PROPERTY FOR INVESTOR/ OR FIRST TIME HOME BUYER PRICED TO SELL LOOKING FOR THE RIGHT BUYER. LOCATED WITHIN MAJOR ROADS, SCHOOLS, AND SHOPPING.

19. 2017-08-16
    status Pending 148-char remark

    Show marketing remark (148 chars)

    GREAT PROPERTY FOR INVESTOR/ OR FIRST TIME HOME BUYER PRICED TO SELL LOOKING FOR THE RIGHT BUYER. LOCATED WITHIN MAJOR ROADS, SCHOOLS, AND SHOPPING.

20. 2017-08-09
    listed $74,999 Active 148-char remark

    Show marketing remark (148 chars)

    GREAT PROPERTY FOR INVESTOR/ OR FIRST TIME HOME BUYER PRICED TO SELL LOOKING FOR THE RIGHT BUYER. LOCATED WITHIN MAJOR ROADS, SCHOOLS, AND SHOPPING.

21. 2012-08-07
    soldstatus $24,800
22. 2006-10-16
    soldstatus $140,000
23. 2004-07-29
    soldstatus $101,000

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $25,636
• − Mortgage interest: −$7,786
• − Property taxes: −$2,624
• − Insurance: −$695
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$7,596
• − Depreciation: −$4,044
• Taxable loss: −$1,210
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $881/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 Park

• Score: 69/100
• State rank: #493
• US rank: #9041

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing C- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembroke Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 72,344
• Household income: $74,709
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2567.0

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 0.60)
• Race & ethnicity: Black 51% Hispanic / Latino 37% Two or more races 19% White 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 9% Dominican 6%
• Common ancestry: Hispanic 14%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 50% English-only · Spanish 32% French/Haitian/Cajun 13% 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: ▼ -442.33%
• Current HPI: 534.7664
• Rent YoY: ▲ 0.34%
• 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

-98.2% since first listed

14 events — show timeline

• 2026-04-24 Listed for Rent $1,799 MARMLS
• 2026-03-13 Price Changed $141,000 MARMLS
• 2025-12-30 Price Changed $145,000 MARMLS
• 2025-10-06 Listed $149,000 MARMLS
• 2024-01-23 Listing Removed — MARMLS
• 2023-02-07 Listed $98,900 MARMLS
• 2021-03-05 Sold (Public Records) $95,500 Public Records
• 2017-09-26 Sold (Public Records) $75,000 Public Records
• 2017-09-22 Sold (MLS) $75,000 MARMLS
• 2017-08-16 Pending — MARMLS
• 2017-08-09 Listed $74,999 MARMLS
• 2012-08-07 Sold (MLS) $24,800 MARMLS
• 2006-10-16 Sold (Public Records) $140,000 Public Records
• 2004-07-29 Sold (Public Records) $101,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,624 · +13.4% YoY. Source: county tax records.