1651 SW 127th Ave Unit 404A · Pembroke Pines, FL 33027

$230,000

2 bd · 2.0 ba · 1,032 sqft · Condo public records · 139 Days on market

Built 1997 $468/mo HOA · 20% 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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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 +2.3/10.0

Listing remarks

Welcome to Century Village, a sought-after 55+ gated community offering comfort, convenience, and an active lifestyle. This beautifully maintained 2/2 residence is located on the 4th floor, elevator & features a bright, inviting layout designed for easy living. Natural light fills the living & dining areas, creating a warm & welcoming atmosphere ideal for relaxing or entertaining. The living area feels open yet cozy, with serene views that bring the outdoors in, perfect for morning coffee or unwinding at the end of the day. A space that feels immediately like home, peaceful, welcoming, and ready to be enjoyed from day one. In-unit washer and dryer, both bedrooms offer gene

Key facts

• Gated community
• 1042 seat theater
• 24 7 security

Tags

• GATED COMMUNITY
• IN UNIT WASHER AND DRYER
• 24 7 SECURITY
• 135000 SQ FT CLUBHOUSE
• GRAND BALLROOM
• 1042 SEAT THEATER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fees (two listed): $468 and $305; Association fees cover common areas and security; Community amenities include trails and elevators; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Complex is fenced; Association includes security
• Home design: Attached property; 4-story building; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features; Fenced complex

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Breakfast area; Elevator access; Living/dining room; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (16.1% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $193k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 (-0.2%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 139 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $156k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,963 (16.1% 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 139 days. Have you received any prior offers? Is the seller open to a 16% 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: 1.01% ✓
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 8.3

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: -19.7%
• Equity multiple: 0.26×
• Total profit: $-47,471
• Equity at exit: $44,537

10-year hold

• IRR: -19.3%
• Equity multiple: -0.16×
• Total profit: $-74,917
• Equity at exit: $37,935

Cash invested: $64,400 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 543
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$96
• HOA: −$468
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-210

Break-even live

Break-even rent $2,582

Max offer price $192,963

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	24d	1	0.03mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	10d	1	0.08mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	24d	1	0.08mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	24d	1	0.09mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	24d	1	0.15mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	8d	1	0.16mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.16mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.17mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	14d	2	0.17mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	24d	2	0.17mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	5d	2	0.19mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	15d	1	0.19mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	24d	1	0.21mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	21d	1	0.21mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	4d	1	0.21mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	0.22mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	22d	1	0.24mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.28mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	24d	1	0.29mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	24d	1	0.30mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	5d	2	0.33mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	24d	2	0.33mi
12154 Saint Andrews Pl #110 Miramar, FL	2.0	2.5	1100	$2,490	$2.26	8d	1	0.36mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	24d	2	0.37mi
12148 Saint Andrews Pl #107 Miramar, FL	2.0	2.0	983	$2,350	$2.39	24d	1	0.40mi
2091 Renaissance Blvd #207 Miramar, FL	2.0	1.0	830	$2,100	$2.53	24d	1	0.42mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	5d	1	0.44mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	11d	1	0.44mi
2081 Renaissance Blvd #205 Miramar, FL	2.0	2.0	966	$2,500	$2.59	8d	1	0.45mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	8d	1	0.48mi
2071 Renaissance Blvd Miramar, FL	2.0	2.0	966	$2,350	$2.43	4d	2	0.49mi
2071 Renaissance Blvd Miramar, FL	2.0	2.0	966	$2,350	$2.43	14d	2	0.49mi
2486 Centergate Dr #102 Miramar, FL	1.0	1.0	850	$1,950	$2.29	22d	1	0.51mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$2,225	$2.49	8d	2	0.52mi
2051 Renaissance Blvd #206 Miramar, FL	3.0	2.0	1125	$2,700	$2.40	21d	1	0.52mi
2490 Centergate Dr #105 Miramar, FL	1.0	1.0	850	$2,175	$2.56	24d	1	0.53mi
2123 Renaissance Blvd Miramar, FL	3.0	2.0	1125	$3,400	$3.02	24d	1	0.55mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	5d	1	0.55mi
12124 Saint Andrews Pl #110 Miramar, FL	2.0	2.0	983	$2,300	$2.34	22d	1	0.55mi
2492 Centergate Dr #102 Miramar, FL	1.0	1.0	850	$1,900	$2.24	3d	1	0.55mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $230,000 Active 139 DOM
2. 2026-06-17
   days on market $230,000 Active 138 DOM
3. 2026-06-16
   days on market $230,000 Active 137 DOM
4. 2026-06-15
   days on market $230,000 Active 136 DOM
5. 2026-06-13
   days on market $230,000 Active 134 DOM
6. 2026-06-09
   days on market $230,000 Active 130 DOM
7. 2026-06-07
   days on market $230,000 Active 128 DOM
8. 2026-06-04
   days on market $230,000 Active 125 DOM
9. 2026-06-03
   days on market $230,000 Active 124 DOM
10. 2026-06-02
    days on market $230,000 Active 123 DOM
11. 2026-06-01
    days on market $230,000 Active 122 DOM
12. 2026-05-31
    days on market $230,000 Active 121 DOM
13. 2026-01-30
    listed $230,000 Active
14. 2025-02-28
    historical
15. 2024-09-10
    listed $270,000 Active
16. 2024-08-07
    historical
17. 2024-06-18
    price $284,900
18. 2024-02-09
    listed $289,900 Active
19. 2021-06-16
    soldstatus $156,500
20. 2021-06-10
    soldstatus $156,500 Closed
21. 2021-04-14
    status Pending
22. 2021-03-29
    listed $158,800 Active

ⓘ 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: $3,235 · $270/mo
• Projected year-2 tax: $3,235 · $270/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 ≥106°F today · 30 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: $27,796
• − Mortgage interest: −$12,884
• − Property taxes: −$3,235
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$5,616
• − Depreciation: −$6,691
• Taxable loss: −$6,227
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $-1,021/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

+44.8% since first listed

10 events — show timeline

• 2026-01-30 Listed $230,000 MARMLS
• 2025-02-28 Listing Removed — MARMLS
• 2024-09-10 Listed $270,000 MARMLS
• 2024-08-07 Listing Removed — MARMLS
• 2024-06-18 Price Changed $284,900 MARMLS
• 2024-02-09 Listed $289,900 MARMLS
• 2021-06-16 Sold (Public Records) $156,500 Public Records
• 2021-06-10 Sold (MLS) $156,500 MARMLS
• 2021-04-14 Pending — MARMLS
• 2021-03-29 Listed $158,800 MARMLS

Property tax history

+7.0%/yr

Latest (2025): $3,235 · +2.9% YoY. Source: county tax records.