333 SW 86th Ave #201 · Pembroke Pines, FL 33025

$174,800

1 bd · 1.0 ba · 770 sqft · Condo public records · 499 Days on market

Built 1989 $485/mo HOA · 23% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom corner condo featuring lake views from every room, filling the home with natural light and privacy. In-unit washer/dryer, open layout, and well-kept move-in ready condition. Vacant and easy to show. Enjoy community pool, clubhouse, tennis courts, plus walkable surroundings. Located in Pembroke Pines with quick access to I-75, Pines Blvd, shopping, dining, and entertainment. Ideal for buyers seeking comfort and value!

Key facts

• Offering water views
• $485 HOA
• Parking

Tags

• OFFERING WATER VIEWS
• PRIVATE SCREENED PORCH
• IN-UNIT LAUNDRY FACILITIES

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee ($485); HOA covers amenities, common areas, security and trash; Community amenities include pool, clubhouse, basketball and tennis courts, picnic and barbecue areas, bike storage, trails, and vehicle wash area

Exterior

• Parking: Carport (1 space); One covered parking space
• Security: Complex fenced; Smoke detector(s)
• Utilities: Central heating and cooling
• Home design: 2-story building; Entry on second level; Attached property (unit in a multi-unit building); Has a view
• Construction: Block construction; Year built unknown
• Exterior features: Enclosed porch; Patio; Patio/porch screened

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Second floor entry; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-58 ($-694/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 446 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% of the median local income ($69k/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 $1k 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 499 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 11y ago; this cycle's ask has dropped $55k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $153,824 (12.0% 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 499 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.21% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.4%
• Equity multiple: 0.23×
• Total profit: $-37,855
• Equity at exit: $26,063

10-year hold

• IRR: -38.1%
• Equity multiple: -0.23×
• Total profit: $-60,230
• Equity at exit: $15,114

Cash invested: $48,944 (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 33025

• Rents YoY: -0.9%
• Active inventory: 446
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$917
• Tax from tax record: −$254 /mo · $3,050/yr
• Insurance: −$73
• HOA: −$485
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-58

Break-even live

Break-even rent $2,188

Max offer price $164,585

Occupancy floor 98%

Sensitivity live

Price	-10% $41	-5% $-8	+0% $-58	+5% $-107	+10% $-157
Rent	-10% $-225	-5% $-141	+0% $-58	+5% $26	+10% $109
Rate	-1.0pp $30	-0.5pp $-13	base $-58	+0.5pp $-103	+1.0pp $-149

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: $43,700
• Closing costs: $5,244
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	7d	1	0.05mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	26d	1	0.10mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	20d	1	0.17mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	24d	2	0.18mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	26d	1	0.19mi
705 SW 88th Ave Pembroke Pines, FL	1.0	1.0	605	$1,319	$2.18	1d	1	0.23mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	6d	1	0.27mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	24d	1	0.27mi
8530 SW 1st St Pembroke Pines, FL	1.0	1.0	829	$2,249	$2.71	22d	1	0.35mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	22d	1	0.53mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	9d	1	0.53mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	26d	1	0.54mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	26d	1	0.55mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	17d	1	0.56mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	26d	1	0.56mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.56mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	26d	1	0.56mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	1d	1	0.61mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	26d	1	0.65mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	5d	1	0.65mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	19d	1	0.67mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	7d	2	0.67mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	26d	1	0.68mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	26d	1	0.70mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.70mi
9491 S Palm Dr #205 Pembroke Pines, FL	2.0	1.0	881	$2,000	$2.27	9d	1	0.70mi
9491 S Palm Dr #205 Pembroke Pines, FL	2.0	1.0	881	$2,000	$2.27	13d	1	0.70mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	7d	2	0.71mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	26d	1	0.71mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.72mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	1d	1	0.72mi
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	26d	1	0.76mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	26d	1	0.77mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.77mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	26d	1	0.77mi
9610 NW 2nd St Pembroke Pines, FL	2.0	2.0	1000	$2,275	$2.27	1d	2	0.78mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	7d	1	0.80mi
1211 NW 87th Way Pembroke Pines, FL	2.0	1.0	897	$3,000	$3.34	6d	1	0.85mi
7980 N French Dr Unit 3-103 Pembroke Pines, FL	1.0	1.5	780	$1,750	$2.24	24d	1	0.88mi
9645 NW 1st Ct Unit 1-303 Pembroke Pines, FL	2.0	2.0	1000	$2,390	$2.39	22d	1	0.92mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-15
   days on market $174,800 Active 499 DOM
2. 2026-06-13
   days on market $174,800 Active 497 DOM
3. 2026-06-09
   days on market $174,800 Active 493 DOM
4. 2026-06-07
   days on market $174,800 Active 491 DOM
5. 2026-06-04
   days on market $174,800 Active 488 DOM
6. 2026-06-03
   days on market $174,800 Active 487 DOM
7. 2026-06-02
   days on market $174,800 Active 486 DOM
8. 2026-06-01
   days on market $174,800 Active 485 DOM
9. 2026-05-31
   days on market $174,800 Active 484 DOM
10. 2026-05-11
    status Active
11. 2026-05-07
    status Pending
12. 2026-04-09
    status Active
13. 2026-02-13
    price $174,800
14. 2026-01-14
    price $179,999
15. 2025-12-22
    price $165,000
16. 2025-11-26
    price $169,700
17. 2025-10-08
    price $174,370
18. 2025-09-02
    price $174,999
19. 2025-08-14
    price $179,999
20. 2025-08-14
    status Active
21. 2025-06-05
    price $183,250
22. 2025-04-28
    price $184,500
23. 2025-03-12
    price $189,999
24. 2025-02-04
    price $204,999
25. 2025-01-06
    price $209,999
26. 2024-12-12
    price $219,999
27. 2024-11-27
    listed $230,000 Active
28. 2024-07-29
    historical
29. 2024-07-12
    price $249,999
30. 2024-07-10
    price $264,900
31. 2024-06-12
    price $269,900
32. 2024-06-05
    price $273,000
33. 2024-05-17
    listed $275,000 Active
34. 2024-05-01
    historical $2,100
35. 2024-04-12
    listed $2,100
36. 2024-03-16
    historical $2,000
37. 2024-03-15
    listed $230,000 Active
38. 2024-03-10
    listed $2,000
39. 2022-01-19
    soldstatus $162,000
40. 2021-11-22
    historical Active Under Contract
41. 2021-11-16
    status Active
42. 2021-11-08
    historical Active Under Contract
43. 2021-11-02
    status Active
44. 2021-10-27
    historical Active Under Contract
45. 2021-10-21
    listed $160,000 Active
46. 2016-03-20
    soldstatus $10,000 Sold
47. 2016-03-08
    soldstatus $100,000
48. 2016-02-27
    status Pending
49. 2016-01-31
    status Active
50. 2016-01-19
    historical

ⓘ 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: $3,050 · $254/mo
• Projected year-2 tax: $3,050 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,380
• − Mortgage interest: −$9,792
• − Property taxes: −$3,050
• − Insurance: −$874
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$5,820
• − Depreciation: −$5,085
• Taxable loss: −$3,301
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $98/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% 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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+113.4% since first listed

57 events — show timeline

• 2026-05-11 Relisted — MARMLS
• 2026-05-07 Pending — MARMLS
• 2026-04-09 Relisted — MARMLS
• 2026-02-13 Price Changed $174,800 MARMLS
• 2026-01-14 Price Changed $179,999 MARMLS
• 2025-12-22 Price Changed $165,000 MARMLS
• 2025-11-26 Price Changed $169,700 MARMLS
• 2025-10-08 Price Changed $174,370 MARMLS
• 2025-09-02 Price Changed $174,999 MARMLS
• 2025-08-14 Price Changed $179,999 MARMLS
• 2025-08-14 Relisted — MARMLS
• 2025-06-05 Price Changed $183,250 MARMLS
• 2025-04-28 Price Changed $184,500 MARMLS
• 2025-03-12 Price Changed $189,999 MARMLS
• 2025-02-04 Price Changed $204,999 MARMLS
• 2025-01-06 Price Changed $209,999 MARMLS
• 2024-12-12 Price Changed $219,999 MARMLS
• 2024-11-27 Listed $230,000 MARMLS
• 2024-07-29 Listing Removed — MARMLS
• 2024-07-12 Price Changed $249,999 MARMLS
• 2024-07-10 Price Changed $264,900 MARMLS
• 2024-06-12 Price Changed $269,900 MARMLS
• 2024-06-05 Price Changed $273,000 MARMLS
• 2024-05-17 Listed $275,000 MARMLS
• 2024-05-01 Rental Removed $2,100 MARMLS
• 2024-04-12 Listed for Rent $2,100 MARMLS
• 2024-03-16 Rental Removed $2,000 MARMLS
• 2024-03-15 Listed $230,000 MARMLS
• 2024-03-10 Listed for Rent $2,000 MARMLS
• 2022-01-19 Sold (Public Records) $162,000 Public Records
• 2021-11-22 Contingent — MARMLS
• 2021-11-16 Relisted — MARMLS
• 2021-11-08 Contingent — MARMLS
• 2021-11-02 Relisted — MARMLS
• 2021-10-27 Contingent — MARMLS
• 2021-10-21 Listed $160,000 MARMLS
• 2016-03-20 Sold (MLS) $10,000 MARMLS
• 2016-03-08 Sold (Public Records) $100,000 Public Records
• 2016-02-27 Pending — MARMLS
• 2016-01-31 Relisted — MARMLS
• 2016-01-19 Listing Removed — MARMLS
• 2015-12-25 Price Changed $95,900 MARMLS
• 2015-12-25 Price Changed $109,900 MARMLS
• 2015-12-22 Price Changed $107,000 MARMLS
• 2015-12-15 Price Changed $112,000 MARMLS
• 2015-11-29 Price Changed $122,000 MARMLS
• 2015-10-31 Listed $137,000 MARMLS
• 2015-10-20 Sold (MLS) $69,000 MARMLS
• 2015-10-20 Listing Removed — MARMLS
• 2015-08-12 Listed $74,900 MARMLS
• 2015-06-01 Listing Removed — MARMLS
• 2015-05-03 Price Changed $74,900 MARMLS
• 2015-04-17 Relisted — MARMLS
• 2015-04-04 Listing Removed — MARMLS
• 2015-02-22 Price Changed $89,900 MARMLS
• 2015-02-21 Listed $99,900 MARMLS
• 2002-12-17 Sold (Public Records) $81,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,050 · -5.8% YoY. Source: county tax records.