2102 NW 193rd Ave · Pembroke Pines, FL 33029

$575,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 83 Days on market

Built 1994 6,745 sqft lot Est $644k · 11% under $183/mo HOA · 4% 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 +14.0/30.0
• ARV discount +12.3/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Brand new roof * * * * Brand new electrical panel * * Charming 3-bedroom/2-bath single-family home in the highly desirable Tapestry community of Pembroke Pines.   Enjoy a large fenced extra private backyard that backs onto a huge soccer field ensuring you'll never have backyard neighbors obstructing your view or privacy. Features include a brand new roof with 14 1/2-year warranty, 2-car garage, concrete driveway fitting two cars, concrete walkway leading up to front door, covered open patio with concrete floor — perfect for barbecuing and enjoying the outdoors while birdwatching — updated bathrooms, master bath with shower seat, (indoor laundry) brand new washe

Key facts

• Brand new roof
• Updated bathrooms
• Covered open patio

Tags

• LARGE FENCED BACKYARD
• BACKS ONTO SOCCER FIELD
• BRAND NEW ROOF
• COVERED OPEN PATIO
• UPDATED BATHROOMS
• LARGE SHED FOR STORAGE

Property features AI

Finance

• Other: Pets allowed with size limit (over 20 lbs permitted)
• HOA & community: Homeowners association with monthly fee; Association fee includes common area maintenance, cable TV, and internet

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Guest parking; Garage door opener
• Security: Storm/Security shutters
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Resale property; Faces east; Planned Unit Development (PUD)
• Construction: Block construction; Spanish tile roof
• Exterior features: Patio; Exterior lighting; Storm/security shutters; Paved road access; Less than quarter acre lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Freezer
• Bedrooms: Bedroom on main level; Primary bedroom with sitting area and walk-in closet
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Blinds on windows; High ceilings; Sitting area in primary bedroom; Split bedroom layout; Walk-in closet(s); First floor entry
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $73 ($873/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $477k (17.0% below list).
• Recommended offer: $477k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); West Broward High School (math 46% / reading 69%, grade C, #125 of 667 statewide, top 19%, 2,586 students, 33% FRL).
• Market conditions: Rents soft (-1.2%/yr); 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($146k/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 $4k of loan paydown is wiped out by about $17k 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 83 days — a 6% lower offer ($540k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $113k; list at $575k implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $477,377 (17.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $643,860
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2166 NW 191st Ave	0.15mi	3/2.5	1,998 (+13%)	1mo	$580,000	$290	68
19237 NW 13th St	0.28mi	3/2.5	1,984 (+12%)	1mo	$635,000	$320	63
18801 NW 5th St	0.71mi	3/2.0	1,782 (+1%)	3mo	$550,000	$309	63
19179 NW 22nd St	0.12mi	4/2.0 (+1)	1,878 (+6%)	23mo	$659,000	$351	59
19185 NW 22nd St	0.11mi	3/2.5	1,998 (+13%)	16mo	$700,000	$350	58
18921 NW 10 St	0.66mi	3/2.0	1,650 (-6%)	2mo	$602,000	$365	56
18951 NW 10th Ter	0.62mi	3/2.0	1,624 (-8%)	7mo	$631,100	$389	52
18731 NW 12th St	0.60mi	3/2.0	1,624 (-8%)	12mo	$640,000	$394	49
18628 NW 24th Pl	0.72mi	3/2.0	1,648 (-7%)	13mo	$775,000	$470	44
451 NW 190th Ave	0.68mi	3/2.0	1,632 (-8%)	18mo	$650,000	$398	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-102,629
• Equity at exit: $85,734

10-year hold

• IRR: -18.0%
• Equity multiple: 0.14×
• Total profit: $-137,862
• Equity at exit: $49,715

Cash invested: $161,000 (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 33029

• Home prices YoY: -18.3%
• Rents YoY: -1.2%
• Active inventory: 246
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,774 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$261 /mo · $3,127/yr
• Insurance: −$240
• HOA: −$183
• Vacancy / Maint / Mgmt: −$1,002
• Net cashflow: $73

Break-even live

Break-even rent $4,682

Max offer price $575,000

Occupancy floor 93%

Sensitivity live

Price	-10% $398	-5% $235	+0% $73	+5% $-90	+10% $-253
Rent	-10% $-304	-5% $-116	+0% $73	+5% $261	+10% $450
Rate	-1.0pp $362	-0.5pp $219	base $73	+0.5pp $-76	+1.0pp $-228

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19199 NW 19th St Pembroke Pines, FL	4.0	2.5	2166	$3,900	$1.80	14d	1	0.08mi
19227 NW 22nd St Unit 19227 Pembroke Pines, FL	3.0	2.0	1764	$4,100	$2.32	26d	1	0.09mi
19185 NW 22nd St Unit 19185 Pembroke Pines, FL	3.0	2.5	1998	$6,490	$3.25	15d	1	0.11mi
19185 NW 22nd St Unit 19185 Pembroke Pines, FL	3.0	2.5	1998	$6,190	$3.10	7d	1	0.11mi
19257 NW 13th St Pembroke Pines, FL	4.0	2.5	2144	$3,800	$1.77	26d	1	0.22mi
1298 NW 192nd Ter Pembroke Pines, FL	4.0	3.0	2144	$4,850	$2.26	26d	1	0.29mi
1325 NW 192nd Ter Unit 1325 Pembroke Pines, FL	4.0	2.0	1483	$3,600	$2.43	9d	1	0.31mi
1325 NW 192nd Ter Unit 1325 Pembroke Pines, FL	3.0	2.0	1483	$3,700	$2.49	26d	1	0.31mi
1230 NW 192nd Ter Pembroke Pines, FL	4.0	2.5	2144	$3,820	$1.78	13d	1	0.33mi
19010 NW 10th St Pembroke Pines, FL	4.0	3.0	2391	$4,800	$2.01	26d	1	0.53mi
1320 NW 185th Ave Pembroke Pines, FL	4.0	3.0	2362	$5,500	$2.33	26d	1	0.56mi
18801 NW 12th St Unit 18801 Pembroke Pines, FL	3.0	2.5	2071	$4,100	$1.98	26d	1	0.56mi
18801 NW 12th St Unit 18801 Pembroke Pines, FL	3.0	2.5	2071	$4,100	$1.98	9d	1	0.56mi
19920 NW 9th Dr Unit 19920 Pembroke Pines, FL	4.0	2.5	2483	$5,800	$2.34	19d	1	0.61mi
19920 NW 9th Dr Pembroke Pines, FL	4.0	2.5	2479	$5,800	$2.34	21d	1	0.61mi
18910 NW 10th Ter Pembroke Pines, FL	4.0	2.0	2071	$5,000	$2.41	26d	1	0.63mi
491 NW 188th Ter Unit 491 Pembroke Pines, FL	3.0	2.0	1782	$3,600	$2.02	26d	1	0.72mi
18430 NW 11th St Pembroke Pines, FL	3.0	2.0	2035	$3,950	$1.94	26d	1	0.78mi
18430 NW 11th St Pembroke Pines, FL	3.0	2.0	2035	$3,950	$1.94	4d	1	0.78mi
19440 NW 2nd St Pembroke Pines, FL	4.0	3.0	2505	$5,200	$2.08	26d	1	0.88mi
2010 NW 182nd Ter Pembroke Pines, FL	3.0	2.0	1731	$3,700	$2.14	26d	1	1.02mi
18426 SW 2nd St Pembroke Pines, FL	3.0	2.5	1536	$3,950	$2.57	16d	1	1.03mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	18d	1	1.03mi
18402 SW 2nd St Pembroke Pines, FL	4.0	2.5	1787	$4,200	$2.35	3d	1	1.03mi
19440 SW 2nd St Pembroke Pines, FL	4.0	2.5	2505	$5,200	$2.08	26d	1	1.04mi
19440 SW 2nd St Unit 19440 Pembroke Pines, FL	4.0	2.5	2505	$5,200	$2.08	17d	1	1.04mi
18333 NW 7th St Unit 1833 Pembroke Pines, FL	3.0	2.0	1262	$3,500	$2.77	26d	1	1.08mi
18273 NW 7th St Unit 1 Pembroke Pines, FL	3.0	2.0	1262	$3,700	$2.93	26d	1	1.10mi
19317 SW 65th St Fort Lauderdale, FL	4.0	2.5	2366	$4,150	$1.75	26d	1	1.12mi
303 SW 190th Ter Pembroke Pines, FL	4.0	2.5	2232	$6,300	$2.82	26d	1	1.16mi
105 SW 184th Pl Pembroke Pines, FL	3.0	2.5	1760	$3,500	$1.99	26d	1	1.16mi
19213 SW 4th St Pembroke Pines, FL	3.0	2.0	1942	$4,300	$2.21	24d	1	1.18mi
19871 SW 3rd Pl Pembroke Pines, FL	4.0	3.0	2554	$5,600	$2.19	24d	1	1.21mi
19871 SW 3rd Pl Pembroke Pines, FL	4.0	3.0	2554	$5,600	$2.19	12d	1	1.21mi
106 SW 184th Pl Pembroke Pines, FL	3.0	2.5	1281	$3,100	$2.42	9d	1	1.23mi
106 SW 184th Ave Unit 106 Pembroke Pines, FL	3.0	2.5	1281	$3,100	$2.42	12d	1	1.23mi
685 SW 198th Ter Pembroke Pines, FL	4.0	4.0	2554	$4,800	$1.88	0d	1	1.38mi
17851 NW 19th St Pembroke Pines, FL	2.0	2.0	1652	$4,100	$2.48	26d	1	1.40mi
6291 SW 188th Ave Southwest Ranches, FL	3.0	2.0	1720	$4,600	$2.67	26d	1	1.41mi
210 NW 207th Way Pembroke Pines, FL	3.0	2.0	1620	$3,395	$2.10	0d	1	1.45mi

HOA detail

• Monthly dues: $183 · $2,196/yr
• Likely covers: electric

Listing history 12 events

1. 2026-06-09
   days on market $575,000 Active 83 DOM
2. 2026-06-08
   days on market $575,000 Active 82 DOM
3. 2026-06-07
   days on market $575,000 Active 81 DOM
4. 2026-06-04
   days on market $575,000 Active 78 DOM
5. 2026-06-03
   days on market $575,000 Active 77 DOM
6. 2026-06-02
   days on market $575,000 Active 76 DOM
7. 2026-06-01
   days on market $575,000 Active 75 DOM
8. 2026-05-31
   days on market $575,000 Active 74 DOM
9. 2026-04-15
   price $600,000
10. 2026-03-26
    price $613,000
11. 2026-03-18
    listed $620,000 Active
12. 1994-06-13
    soldstatus $113,400

ⓘ 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: $3,127 · $261/mo
• Projected year-2 tax: $4,772 · $398/mo
• Expected delta: +$1,645/yr (+$137/mo · 52.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,285
• − Mortgage interest: −$32,209
• − Property taxes: −$3,127
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,583
• − Management: −$4,583
• − HOA: −$2,196
• − Depreciation: −$16,727
• Taxable loss: −$9,015
• Est. tax savings @ 24.0%: +$2,164
• After-tax cash flow: $3,036/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): 44,070
• Household income: $146,237
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 307.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 29% White 27% Black 20% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 14% Dominican 3%
• Common ancestry: Hispanic 2% Russian 1% Estonian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 53% English-only · Spanish 38% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -83.68%
• Current HPI: 373.7752
• Rent YoY: ▼ -1.17%
• 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

+429.1% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $600,000 MARMLS
• 2026-03-26 Price Changed $613,000 MARMLS
• 2026-03-18 Listed $620,000 MARMLS
• 1994-06-13 Sold (Public Records) $113,400 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,127 · -0.2% YoY. Source: county tax records.