151 SW 134th Way Unit 206N · Pembroke Pines, FL 33027

$105,000

1 bd · 2.0 ba · 811 sqft · Condo public records · 38 Days on market

Built 1985 $776/mo HOA · 43% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• 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 +1.0/10.0

Listing remarks MLS

BANK OWNED FORECLOSURE IN CENTURY VILLAGE, THIS IS A LARGE ONE BEDROOM ONE AND HALF BATH UNIT, NICE VIEWS, ENJOY ALL THE AMMENITIES CENTURY VILLAGE HAS TO OFFER. THIS IS AN OVER 55 COMMUNITY.

Key facts

• Fitness center
• Numerous pools
• Courtesy bus service

Tags

• WORLD CLASS CLUBHOUSE
• FITNESS CENTER
• NUMEROUS POOLS
• COURTESY BUS SERVICE

Property features AI

Finance

• Financial info: Lease considered; Pets: No (no pet restrictions stated)
• HOA & community: Monthly association fee of $776; Association amenities: billiard room, clubhouse, fitness center, golf course, hobby room, library, pool, trash service, transportation service; Association covers common areas and water; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Security guard
• Utilities: Water included in association
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Patio; Tennis court(s); Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate floors; Tile floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/Window cooling units
• Interior features: Bedroom on main level; Second-floor entry; Living/dining room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (27.9% below list).
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $76k (27.9% below list) — sets the bar for cash-flow.

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); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents soft (-0.2%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 (-2.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $2k 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 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 7141% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $51k; list at $105k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 43% of rent.
• Climate carrying-cost: 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 $75,677 (27.9% 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 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.73% ✓
• Cap rate: 4.40%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 4.8

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: -26.6%
• Equity multiple: 0.05×
• Total profit: $-27,939
• Equity at exit: $20,332

10-year hold

• IRR: -37.8%
• Equity multiple: -0.78×
• Total profit: $-52,264
• Equity at exit: $17,318

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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 549
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$551
• Tax from tax record: −$227 /mo · $2,730/yr
• Insurance: −$44
• HOA: −$776
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-166

Break-even live

Break-even rent $2,023

Max offer price $75,677

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-136	+0% $-166	+5% $-196	+10% $-225
Rent	-10% $-309	-5% $-238	+0% $-166	+5% $-94	+10% $-23
Rate	-1.0pp $-113	-0.5pp $-139	base $-166	+0.5pp $-193	+1.0pp $-221

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
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,550	$1.76	6d	2	0.06mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	4d	2	0.07mi
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	23d	2	0.10mi
100 SW 132nd Way Unit 303K Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	17d	1	0.10mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	9d	1	0.10mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,475	$1.59	26d	3	0.11mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,700	$1.83	12d	2	0.11mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	26d	2	0.11mi
101 SW 132nd Way Unit 315J Pembroke Pines, FL	1.0	1.5	811	$1,600	$1.97	20d	1	0.12mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	0d	2	0.12mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	23d	2	0.12mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,500	$1.70	9d	2	0.12mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	23d	1	0.12mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	26d	1	0.12mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	26d	1	0.13mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	7d	2	0.15mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	26d	2	0.15mi
13401 NW 5th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1126	$2,710	$2.41	0d	13	0.16mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	4d	1	0.17mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	26d	1	0.24mi
250 NW 130th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1123	$2,278	$2.03	0d	17	0.29mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	9d	1	0.30mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	26d	1	0.30mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	0d	2	0.31mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	0d	1	0.31mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	23d	1	0.31mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	16d	1	0.32mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	4d	1	0.32mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	26d	1	0.33mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	23d	1	0.37mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	26d	1	0.37mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	22d	2	0.37mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	3d	2	0.37mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	26d	1	0.38mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	26d	1	0.39mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	26d	1	0.40mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	26d	1	0.40mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	19d	1	0.41mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	7d	1	0.42mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	26d	1	0.44mi

HOA detail condo

• Monthly dues: $776 · $9,312/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $105,000 Active 38 DOM
2. 2026-06-18
   days on market $105,000 Active 35 DOM
3. 2026-06-17
   days on market $105,000 Active 34 DOM
4. 2026-06-16
   days on market $105,000 Active 33 DOM
5. 2026-06-15
   days on market $105,000 Active 32 DOM
6. 2026-06-13
   days on market $105,000 Active 30 DOM
7. 2026-06-09
   days on market $105,000 Active 26 DOM
8. 2026-06-08
   days on market $105,000 Active 25 DOM
9. 2026-06-07
   days on market $105,000 Active 24 DOM
10. 2026-06-04
    days on market $105,000 Active 21 DOM
11. 2026-06-03
    days on market $105,000 Active 20 DOM
12. 2026-06-02
    days on market $105,000 Active 19 DOM
13. 2026-06-01
    days on market $105,000 Active 18 DOM
14. 2026-05-31
    days on market $105,000 Active 17 DOM
15. 2026-05-16
    listed $1,450
16. 2026-05-14
    listed $105,000 Active
17. 2025-09-03
    historical
18. 2025-08-31
    historical $1,550
19. 2025-08-07
    price $105,000
20. 2025-07-10
    listed $1,550
21. 2025-05-29
    listed $110,000 Active
22. 2014-05-09
    historical 191-char remark

    Show marketing remark (191 chars)

    BANK OWNED FORECLOSURE IN CENTURY VILLAGE, THIS IS A LARGE ONE BEDROOM ONE AND HALF BATH UNIT, NICE VIEWS, ENJOY ALL THE AMMENITIES CENTURY VILLAGE HAS TO OFFER. THIS IS AN OVER 55 COMMUNITY.

23. 2014-05-05
    soldstatus $51,000 Closed 191-char remark

    Show marketing remark (191 chars)

    BANK OWNED FORECLOSURE IN CENTURY VILLAGE, THIS IS A LARGE ONE BEDROOM ONE AND HALF BATH UNIT, NICE VIEWS, ENJOY ALL THE AMMENITIES CENTURY VILLAGE HAS TO OFFER. THIS IS AN OVER 55 COMMUNITY.

24. 2014-03-31
    status Pending 191-char remark

    Show marketing remark (191 chars)

    BANK OWNED FORECLOSURE IN CENTURY VILLAGE, THIS IS A LARGE ONE BEDROOM ONE AND HALF BATH UNIT, NICE VIEWS, ENJOY ALL THE AMMENITIES CENTURY VILLAGE HAS TO OFFER. THIS IS AN OVER 55 COMMUNITY.

25. 2014-03-20
    listed $55,000 Active 191-char remark

    Show marketing remark (191 chars)

    BANK OWNED FORECLOSURE IN CENTURY VILLAGE, THIS IS A LARGE ONE BEDROOM ONE AND HALF BATH UNIT, NICE VIEWS, ENJOY ALL THE AMMENITIES CENTURY VILLAGE HAS TO OFFER. THIS IS AN OVER 55 COMMUNITY.

26. 2005-09-30
    soldstatus $123,000
27. 1995-08-04
    soldstatus $36,000
28. 1990-08-02
    soldstatus $34,000

ⓘ 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: $2,730 · $227/mo
• Projected year-2 tax: $2,730 · $227/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 10/10 Extreme 7 d/yr ≥106°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: $21,750
• − Mortgage interest: −$5,882
• − Property taxes: −$2,730
• − Insurance: −$525
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$9,312
• − Depreciation: −$3,055
• Taxable loss: −$3,233
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $-1,216/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

-95.7% since first listed

14 events — show timeline

• 2026-05-16 Listed for Rent $1,450 MARMLS
• 2026-05-14 Listed $105,000 MARMLS
• 2025-09-03 Listing Removed — MARMLS
• 2025-08-31 Rental Removed $1,550 MARMLS
• 2025-08-07 Price Changed $105,000 MARMLS
• 2025-07-10 Listed for Rent $1,550 MARMLS
• 2025-05-29 Listed $110,000 MARMLS
• 2014-05-09 Listing Removed — Beaches MLS
• 2014-05-05 Sold (MLS) $51,000 Beaches MLS
• 2014-03-31 Pending — Beaches MLS
• 2014-03-20 Listed $55,000 Beaches MLS
• 2005-09-30 Sold (Public Records) $123,000 Public Records
• 1995-08-04 Sold (Public Records) $36,000 Public Records
• 1990-08-02 Sold (Public Records) $34,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,730 · -0.1% YoY. Source: county tax records.