1000 Saint Charles Pl #522 · Pembroke Pines, FL 33026

$105,000

2 bd · 2.0 ba · 1,295 sqft · Condo public records · 593 Days on market

Built 1980 $810/mo HOA · 32% 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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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

Two-bedroom, two-bathroom condominium. HOA Includes water, trash, cable TV, internet, all amenities. .. This 55+ community offers an array of amenities to its residents, including a golf course, lake and walking trails. Residents can enjoy a complimentary shuttle bus, game nights, exercise classes, a heated pool, tennis courts, billiards, and so much more.

Key facts

• $810 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets conditional; restrictions may apply
• HOA & community: Monthly association fee; Association covers amenities, common areas, cable TV, internet, laundry, grounds maintenance, structure maintenance, parking, recreation facilities, sewer, security, trash and water; Community amenities include clubhouse, fitness center, pool (association-owned, heated), billiard room, storage, tennis courts, golf course access, transportation service and elevators; Located in a golf course community; Senior community

Exterior

• Parking: Assigned detached parking; Carport with 1 space; 1 covered space
• Security: Phone entry; Security guard
• Utilities: Cable available
• Home design: Condo/Apartment building; 8-story building; Entry on level 5; Faces southeast; Unit attached to property
• Construction: Block construction
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main living area on entry level; Bedroom on main level; Unfurnished
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 rising (+1.6%/yr); 222 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 34% 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 $726 of loan paydown is wiped out by about $3k 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 593 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $95k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $105k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $152/mo; HOA is 32% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 593 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 2.40% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 3.5

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-10,658
• Equity at exit: $15,656

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-8,653
• Equity at exit: $9,078

Cash invested: $29,400 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,515 high
• Mortgage (P&I): −$551
• Tax from tax record: −$286 /mo · $3,437/yr
• Insurance: −$44
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$810
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $144

Break-even live

Break-even rent $2,333

Max offer price $105,000

Occupancy floor 89%

Sensitivity live

Price	-10% $204	-5% $174	+0% $144	+5% $114	+10% $85
Rent	-10% $-55	-5% $45	+0% $144	+5% $243	+10% $343
Rate	-1.0pp $197	-0.5pp $171	base $144	+0.5pp $117	+1.0pp $89

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	4d	1	0.09mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	3d	1	0.09mi
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.10mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	16d	1	0.19mi
1400 Saint Charles Pl #713 Pembroke Pines, FL	2.0	2.0	1260	$2,000	$1.59	17d	1	0.19mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	8d	1	0.19mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	3d	1	0.19mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	25d	1	0.19mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	11d	1	0.29mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	5d	1	0.29mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	15d	1	0.30mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	25d	1	0.30mi
10408 NW 8th St Pembroke Pines, FL	2.0	2.0	932	$2,100	$2.25	25d	1	0.31mi
716 NW 103rd Ter #203 Pembroke Pines, FL	2.0	2.0	932	$2,200	$2.36	25d	1	0.34mi
741 NW 105th Ter Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	14d	1	0.37mi
1430 W Sandpiper Cir Pembroke Pines, FL	3.0	2.5	1773	$3,416	$1.93	8d	1	0.39mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	21d	1	0.41mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	8d	1	0.41mi
10609 NW 8th St Pembroke Pines, FL	2.0	2.5	1224	$2,700	$2.21	15d	1	0.43mi
730 NW 106th Ave #730 Pembroke Pines, FL	2.0	2.5	1224	$2,550	$2.08	25d	1	0.45mi
353 NW 103rd Ter Pembroke Pines, FL	2.0	2.5	1218	$2,800	$2.30	5d	1	0.47mi
730 NW 106th Ter #730 Pembroke Pines, FL	2.0	2.5	1224	$2,500	$2.04	25d	1	0.48mi
1211 E Golfview Dr Pembroke Pines, FL	3.0	2.0	1511	$3,300	$2.18	25d	1	0.48mi
1561 NW 98th Ave #1561 Pembroke Pines, FL	2.0	2.0	1060	$2,500	$2.36	13d	1	0.48mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	25d	1	0.49mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	22d	1	0.51mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,100	$2.22	25d	1	0.52mi
1168 NW 97th Ave #232 Pembroke Pines, FL	2.0	2.5	1214	$2,650	$2.18	14d	1	0.52mi
1660 W Golfview Dr Pembroke Pines, FL	3.0	2.5	1672	$3,400	$2.03	11d	1	0.55mi
9732 NW 15th St #306 Pembroke Pines, FL	2.0	2.5	1214	$2,650	$2.18	21d	1	0.60mi
201 NW 106th Ter Pembroke Pines, FL	3.0	2.5	1332	$3,200	$2.40	25d	1	0.65mi
201 NW 106th Ter Pembroke Pines, FL	3.0	2.5	1332	$3,200	$2.40	18d	1	0.65mi
10351 Juniper Ct Pembroke Pines, FL	2.0	2.0	1196	$2,650	$2.22	25d	1	0.67mi
9741 NW 5th St Unit 9741 Pembroke Pines, FL	3.0	2.0	1574	$3,300	$2.10	15d	1	0.67mi
239 NW 107th Ave Pembroke Pines, FL	3.0	2.5	1821	$3,750	$2.06	25d	1	0.67mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	13d	1	0.68mi
1391 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1686	$3,200	$1.90	25d	1	0.68mi
10630 NW 1st St #10630 Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	22d	1	0.69mi
1761 Bayberry Dr Pembroke Pines, FL	3.0	2.0	1450	$2,650	$1.83	18d	1	0.71mi
1701 NW 96th Ter Unit 1C Pembroke Pines, FL	3.0	2.0	1093	$2,495	$2.28	25d	1	0.73mi

HOA detail condo

• Monthly dues: $810 · $9,720/yr
• Likely covers: watertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 593 DOM
2. 2026-06-17
   days on market $105,000 Active 592 DOM
3. 2026-06-16
   days on market $105,000 Active 591 DOM
4. 2026-06-15
   price $105,000 Active 590 DOM
5. 2026-06-15
   days on market $109,900 Active 590 DOM
6. 2026-06-13
   days on market $109,900 Active 588 DOM
7. 2026-06-09
   days on market $109,900 Active 584 DOM
8. 2026-06-07
   days on market $109,900 Active 582 DOM
9. 2026-06-04
   days on market $109,900 Active 579 DOM
10. 2026-06-03
    days on market $109,900 Active 578 DOM
11. 2026-06-02
    days on market $109,900 Active 577 DOM
12. 2026-06-01
    days on market $109,900 Active 576 DOM
13. 2026-05-31
    days on market $109,900 Active 575 DOM
14. 2026-02-04
    status Active
15. 2025-12-27
    historical Active Under Contract
16. 2025-10-30
    price $109,900
17. 2025-08-18
    price $114,900
18. 2025-06-09
    price $120,000
19. 2025-01-30
    price $140,000
20. 2025-01-03
    price $175,000
21. 2024-11-05
    status Active
22. 2024-08-07
    listed $200,000 Active
23. 2024-07-17
    historical $200,000
24. 2001-09-18
    soldstatus $61,000
25. 1994-11-14
    soldstatus $55,000
26. 1986-11-04
    soldstatus $55,000

ⓘ 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: $3,437 · $286/mo
• Projected year-2 tax: $3,437 · $286/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $30,181
• − Mortgage interest: −$5,882
• − Property taxes: −$3,437
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − HOA: −$9,720
• − Depreciation: −$3,055
• Taxable income: $909
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $1,511/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

+99.8% since first listed

13 events — show timeline

• 2026-02-04 Relisted — MARMLS
• 2025-12-27 Contingent — MARMLS
• 2025-10-30 Price Changed $109,900 MARMLS
• 2025-08-18 Price Changed $114,900 MARMLS
• 2025-06-09 Price Changed $120,000 MARMLS
• 2025-01-30 Price Changed $140,000 MARMLS
• 2025-01-03 Price Changed $175,000 MARMLS
• 2024-11-05 Relisted — MARMLS
• 2024-08-07 Listed $200,000 MARMLS
• 2024-07-17 Coming Soon $200,000 MARMLS
• 2001-09-18 Sold (Public Records) $61,000 Public Records
• 1994-11-14 Sold (Public Records) $55,000 Public Records
• 1986-11-04 Sold (Public Records) $55,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,437 · +0.2% YoY. Source: county tax records.