532 NW 208th Ter · Pembroke Pines, FL 33029

$419,500

3 bd · 2.0 ba · 1,361 sqft · Townhouse public records · 1 Days on market

Built 2001 Est $430k · at est. $190/mo HOA · 5% 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 +10.5/30.0
• ARV discount +8.6/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this spacious 3BR/2.5BA townhome in the desirable gated community of Malibu Bay in Pembroke Pines. Features include a primary suite with vaulted ceilings, walk-in closet, and private bathroom, plus bright living spaces and a functional layout. Enjoy resort-style amenities including a pool, fitness center, clubhouse, and tennis courts. Recent roof replacement completed in 2025. Conveniently located near major highways, top-rated schools, shopping, dining, and parks.

Key facts

• Gated community
• Walk-in closet
• Primary suite

Tags

• GATED COMMUNITY
• PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATHROOM
• RESORT-STYLE AMENITIES
• POOL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $190; Quarterly association charge (listed); Association covers amenities, grounds maintenance, structure maintenance, and recreation facilities; Community amenities include clubhouse, playground, pool, and tennis courts

Exterior

• Parking: Assigned parking; Detached garage; Garage (2 spaces); Guest parking; Two or more spaces covered
• Security: Complex fenced; Key card entry; Phone entry
• Utilities: Electric power; Central heating and cooling
• Home design: Attached property; 2-story residence; Entry on first level; Ocean access
• Construction: Block construction; Resale property
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom on upper level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Vaulted ceilings; Family/dining room; First-floor entry; Tub with shower; Walk-in closets; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $420k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (10.4% below list).
• Recommended offer: $376k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 (-1.2%/yr); 240 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% of the median local income ($146k/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 $3k of loan paydown is wiped out by about $13k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; list at $420k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $375,988 (10.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $430,076
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
756 NW 208th Way	0.14mi	3/2.5	1,361 (0%)	20mo	$430,000	$316	75
566 NW 208th Way #566	0.11mi	3/2.5	1,468 (+8%)	24mo	$450,000	$307	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.21×
• Total profit: $-92,518
• Equity at exit: $62,549

10-year hold

• IRR: -31.6%
• Equity multiple: -0.19×
• Total profit: $-139,911
• Equity at exit: $36,271

Cash invested: $117,460 (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 33029

• Home prices YoY: -18.3%
• Rents YoY: -1.2%
• Active inventory: 240
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,760 high
• Mortgage (P&I): −$2,200
• Tax from tax record: −$622 /mo · $7,459/yr
• Insurance: −$175
• HOA: −$190
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $-216

Break-even live

Break-even rent $4,033

Max offer price $381,348

Occupancy floor —

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: $104,875
• Closing costs: $12,585
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20861 NW 4th St Pembroke Pines, FL	3.0	2.5	1361	$4,000	$2.94	24d	1	0.09mi
20875 NW 4th St Pembroke Pines, FL	2.0	2.5	1361	$2,500	$1.84	24d	1	0.11mi
20901 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,300	$1.95	24d	1	0.24mi
20901 NW 1st Dr Unit 1 Pembroke Pines, FL	3.0	2.5	1692	$3,200	$1.89	24d	1	0.24mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	24d	1	0.25mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	11d	1	0.25mi
20908 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,500	$2.07	24d	1	0.26mi
210 NW 207th Way Pembroke Pines, FL	3.0	2.0	1620	$3,450	$2.13	2d	1	0.28mi
20841 NW 1st St Pembroke Pines, FL	3.0	2.0	1225	$3,500	$2.86	24d	1	0.29mi
20807 NW 1st St #20807 Pembroke Pines, FL	2.0	2.5	1361	$2,650	$1.95	16d	1	0.31mi
20957 NW 1st Ct Unit 20957 Pembroke Pines, FL	3.0	2.5	1749	$2,900	$1.66	24d	1	0.32mi
20975 NW 1st Ct Pembroke Pines, FL	3.0	2.5	1692	$3,600	$2.13	24d	1	0.33mi
117 NW 209th Trl Pembroke Pines, FL	4.0	3.0	1617	$3,600	$2.23	24d	1	0.33mi
20930 NW 1st St Pembroke Pines, FL	3.0	3.0	1617	$3,600	$2.23	7d	1	0.35mi
20541 SW 2nd St Pembroke Pines, FL	3.0	3.0	1694	$5,500	$3.25	1d	1	0.64mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	16d	1	0.71mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	11d	1	0.71mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	24d	1	0.72mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	3d	1	0.72mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	1d	1	1.41mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	16d	1	1.41mi
18426 SW 2nd St Pembroke Pines, FL	3.0	2.5	1536	$3,950	$2.57	14d	1	1.41mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: poolgymsecurity

Listing history 2 events

1. 2026-06-18
   remarks 479-char remark
2. 2026-06-18
   listed $419,500 Active 1 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: $7,459 · $622/mo
• Projected year-2 tax: $7,459 · $622/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,119
• − Mortgage interest: −$23,499
• − Property taxes: −$7,459
• − Insurance: −$2,098
• − Repairs & maintenance: −$3,609
• − Management: −$3,609
• − HOA: −$2,280
• − Depreciation: −$12,204
• Taxable loss: −$9,639
• Est. tax savings @ 24.0%: +$2,313
• After-tax cash flow: $-278/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): 44,070
• Household income: $146,237
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 307.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 29% White 27% Black 20% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 14% Dominican 3%
• Common ancestry: Hispanic 2% Russian 1% Estonian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 53% English-only · Spanish 38% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -83.68%
• Current HPI: 373.7752
• Rent YoY: ▼ -1.17%
• 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

+199.6% since first listed

2 events — show timeline

• 2026-06-18 Listed $419,500 MARMLS
• 2010-07-21 Sold (Public Records) $140,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $7,459 · +7.4% YoY. Source: county tax records.