1101 SW 128th Ter Unit 312c · Pembroke Pines, FL 33027

$174,900

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 27 Days on market

Built 1987 $520/mo HOA · 24% 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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.4/10.0
• 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

Listing remarks

BEAUTIFUL LAKEFRONT 2-BEDROOM, 2-BATH CONDO IN THE HIGHLY DESIRABLE CAMBRIDGE SECTION OF CENTURY VILLAGE PEMBROKE PINES! This well-maintained condo offers a rare and peaceful lake view, filled with natural light and a relaxing atmosphere. Enjoy your serene lake views from your screened-in balcony, with the beautiful golf course just beyond the water. Also features Hurricane impact Accordion Shutters for added peace of mind. Embrace your resort-style living with outstanding amenities and a prime location. The interior features a clean white kitchen, spacious layout, and well-kept bathrooms. While mostly original, the home is move-in ready and provides an excellent opportunity for the next ow

Key facts

• Lake view
• Screened-in balcony
• Prime location

Tags

• LAKE VIEW
• SCREENED-IN BALCONY
• OUTSTANDING AMENITIES
• PRIME LOCATION

Property features AI

Finance

• Other: Senior community; Association fee includes cable TV, internet, grounds maintenance, security, sewer, trash, water, common areas, elevator, golf, and pool service
• Financial info: Pets allowed (size limit)
• HOA & community: Association with monthly fee; HOA fee: $520 per month; Association amenities include clubhouse, pool (heated), spa/hot tub, fitness center, tennis courts, bocce ball, golf course, game room, billiard room, cafe/restaurant, library, recreation facilities, elevators, parking, trails, sidewalks, maintained community, gated community, courtesy bus, trash chute, internet included, security and maintenance, pool service

Exterior

• Parking: Asphalt parking; Guest parking; 1 parking space
• Security: Building security with gated entry and guard; Security system; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Condominium; One level; Resale; Faces west
• Construction: Concrete construction; Block foundation; Other roof; Building named Cambridge; 4-story building
• Exterior features: Pool house; On-site storage; Located on a golf course; Waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning (building); Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Closet cabinetry
• Laundry & utility: In-unit laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-21 ($-247/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $171k (2.1% below list) — sets the bar for cash-flow.
• Cap rate 7.2% 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 25d 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 34% 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 $1k of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $175k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $171,258 (2.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.24% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 6.7

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: -15.3%
• Equity multiple: 0.42×
• Total profit: $-28,353
• Equity at exit: $33,868

10-year hold

• IRR: -14.3%
• Equity multiple: 0.12×
• Total profit: $-43,053
• Equity at exit: $28,847

Cash invested: $48,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$917
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$73
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$520
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-21

Break-even live

Break-even rent $2,203

Max offer price $171,258

Occupancy floor 96%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	24d	1	0.09mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.13mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.23mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	24d	2	0.25mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	5d	2	0.25mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.25mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	7d	1	0.25mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.26mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	5d	3	0.28mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	17d	1	0.29mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.29mi
12800 SW 7th Ct Unit 102G Pembroke Pines, FL	1.0	1.0	840	$2,000	$2.38	24d	1	0.30mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	24d	1	0.30mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	24d	1	0.31mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	24d	1	0.32mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	24d	1	0.32mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	24d	1	0.33mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	4d	2	0.34mi
12750 SW 4th Ct Unit 114J Pembroke Pines, FL	1.0	1.0	840	$1,950	$2.32	24d	1	0.34mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	7d	1	0.36mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	24d	1	0.36mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	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	0.36mi
12600 SW 5th Ct Pembroke Pines, FL	2.0	2.0	1349	$2,225	$1.65	11d	2	0.37mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	24d	1	0.37mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	15d	1	0.38mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	2d	1	0.38mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	0.39mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	24d	2	0.40mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	14d	2	0.40mi
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	24d	1	0.40mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	24d	1	0.40mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	15d	1	0.42mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	24d	1	0.42mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.42mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	20d	2	0.42mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	1d	2	0.42mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	22d	2	0.43mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	22d	1	0.45mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	17d	1	0.45mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 27 DOM
2. 2026-06-17
   days on market $174,900 Active 26 DOM
3. 2026-06-16
   days on market $174,900 Active 25 DOM
4. 2026-06-15
   days on market $174,900 Active 24 DOM
5. 2026-06-13
   days on market $174,900 Active 22 DOM
6. 2026-06-09
   days on market $174,900 Active 18 DOM
7. 2026-06-08
   days on market $174,900 Active 17 DOM
8. 2026-06-07
   days on market $174,900 Active 16 DOM
9. 2026-06-04
   days on market $174,900 Active 13 DOM
10. 2026-06-03
    days on market $174,900 Active 12 DOM
11. 2026-06-02
    days on market $174,900 Active 11 DOM
12. 2026-06-01
    days on market $174,900 Active 10 DOM
13. 2026-05-31
    days on market $174,900 Active 9 DOM
14. 2026-05-21
    listed $174,900 Active
15. 2001-10-04
    soldstatus $63,000
16. 1987-11-25
    soldstatus $63,000
17. 1987-11-01
    soldstatus $63,000

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$509/yr (+$42/mo · 53.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 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: $26,128
• − Mortgage interest: −$9,797
• − Property taxes: −$943
• − Insurance: −$2,699
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$6,240
• − Depreciation: −$5,088
• Taxable loss: −$2,820
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $429/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

+177.6% since first listed

4 events — show timeline

• 2026-05-21 Listed $174,900 Beaches MLS
• 2001-10-04 Sold (Public Records) $63,000 Public Records
• 1987-11-25 Sold (Public Records) $63,000 Public Records
• 1987-11-01 Sold (Public Records) $63,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $943 · +1.5% YoY. Source: county tax records.