900 Colony Point Cir #305 · Pembroke Pines, FL 33026

$98,900

1 bd · 2.0 ba · 680 sqft · Condo public records · 174 Days on market

Built 1981 $649/mo HOA · 32% 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 +21.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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 MLS

The lowest priced condo in Colony Point is ready for a makeover. This cozy condo features a washer/dryer, private terrace, large storage room and walk in closet in the master bedroom. Colony Point is a well-maintained active adult community that is centrally located to shopping, highways and healthcare facilities.

Key facts

• Lake views
• Private terrace
• Walking closet

Tags

• LAKE VIEWS
• PRIVATE TERRACE
• WALKING CLOSET

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, and tennis courts; Association covers amenities, common areas, cable TV, structure maintenance, pool(s), recreation facilities, sewer, security, trash, and water; Senior community

Exterior

• Parking: One space
• Security: Security guard
• Utilities: Cable available
• Home design: Condominium (attached property); 5-story building; Entry on 3rd floor
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool; Lakefront waterfront; Has view; Exterior lighting; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Third-floor entry; Elevator; Bedroom on main level; Laminate flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 174 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 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. 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.
9. 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.
10. 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: 2.05% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 4.1

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-8,726
• Equity at exit: $14,746

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-4,509
• Equity at exit: $8,551

Cash invested: $27,692 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$519
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$41
• HOA: −$649
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $152

Break-even live

Break-even rent $1,832

Max offer price $98,900

Occupancy floor 88%

Sensitivity live

Price	-10% $208	-5% $180	+0% $152	+5% $124	+10% $96
Rent	-10% $-8	-5% $72	+0% $152	+5% $231	+10% $311
Rate	-1.0pp $201	-0.5pp $177	base $152	+0.5pp $126	+1.0pp $100

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	25d	1	0.54mi
10851 NW 3rd Ct Unit 18A2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	21d	1	0.56mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,850	$3.03	25d	1	0.60mi
10813 NW 3rd Ct Unit 2L Pembroke Pines, FL	1.0	1.0	610	$1,875	$3.07	8d	1	0.60mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	25d	1	0.61mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	6d	1	0.61mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	8d	1	0.65mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	21d	1	0.65mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	25d	1	0.65mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	22d	2	0.90mi
11165 SW 6th St Pembroke Pines, FL	1.0	1.0–1.5	742	$1,950	$2.63	25d	2	0.90mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,800	$2.43	8d	1	0.91mi
631 SW 111th Ln #205 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	25d	1	0.91mi
655 SW 111th Way Pembroke Pines, FL	1.0–3.0	1.0–2.0	991	$1,825	$1.84	25d	2	0.95mi
711 SW 111th Way #105 Pembroke Pines, FL	1.0	1.0	742	$1,900	$2.56	3d	1	0.97mi
2321 NW 114th Ter Unit 1442058P Pembroke Pines, FL	1.0	1.0	699	$3,028	$4.33	2d	1	1.05mi
10700 City Center Blvd Pembroke Pines, FL	3.0	1.0–2.0	977	$2,370	$2.43	2d	21	1.08mi
1100 Saint Charles Pl #620 Pembroke Pines, FL	1.0	1.5	740	$1,750	$2.36	25d	1	1.26mi
10400 City Center Blvd Pembroke Pines, FL	1.0–3.0	1.0–2.5	1071	$2,101	$1.96	4d	21	1.27mi
1400 Saint Charles Pl #314 Pembroke Pines, FL	1.0	1.5	740	$1,800	$2.43	25d	1	1.38mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	15d	1	1.38mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	4d	3	1.39mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	2d	3	1.39mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	6d	2	1.39mi

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-04
   status Pending
2. 2026-05-03
   price $98,900
3. 2026-02-26
   status Active
4. 2026-02-02
   status Pending
5. 2025-12-26
   price $99,000
6. 2025-12-02
   price $119,000
7. 2025-10-18
   listed $129,000 Active
8. 2017-02-28
   soldstatus $71,500
9. 2017-02-27
   soldstatus $71,500 315-char remark

   Show marketing remark (315 chars)

   The lowest priced condo in Colony Point is ready for a makeover. This cozy condo features a washer/dryer, private terrace, large storage room and walk in closet in the master bedroom. Colony Point is a well-maintained active adult community that is centrally located to shopping, highways and healthcare facilities.

10. 2017-01-12
    listed $69,900 315-char remark

    Show marketing remark (315 chars)

    The lowest priced condo in Colony Point is ready for a makeover. This cozy condo features a washer/dryer, private terrace, large storage room and walk in closet in the master bedroom. Colony Point is a well-maintained active adult community that is centrally located to shopping, highways and healthcare facilities.

11. 2003-08-27
    soldstatus $69,000
12. 1989-07-25
    soldstatus $40,000
13. 1983-07-01
    soldstatus $57,900

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $2,857 · $238/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 27 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: $24,281
• − Mortgage interest: −$5,540
• − Property taxes: −$2,857
• − Insurance: −$494
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$7,788
• − Depreciation: −$2,877
• Taxable income: $839
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $1,617/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

+70.8% since first listed

13 events — show timeline

• 2026-05-04 Pending — MARMLS
• 2026-05-03 Price Changed $98,900 MARMLS
• 2026-02-26 Relisted — MARMLS
• 2026-02-02 Pending — MARMLS
• 2025-12-26 Price Changed $99,000 MARMLS
• 2025-12-02 Price Changed $119,000 MARMLS
• 2025-10-18 Listed $129,000 MARMLS
• 2017-02-28 Sold (Public Records) $71,500 Public Records
• 2017-02-27 Sold (MLS) $71,500 MARMLS
• 2017-01-12 Listed $69,900 MARMLS
• 2003-08-27 Sold (Public Records) $69,000 Public Records
• 1989-07-25 Sold (Public Records) $40,000 Public Records
• 1983-07-01 Sold (Public Records) $57,900 Public Records

Property tax history

+17.0%/yr

Latest (2025): $2,857 · +0.9% YoY. Source: county tax records.