13001 SW 15th Ct Unit 405T · Pembroke Pines, FL 33027

$179,000

2 bd · 2.0 ba · 1,192 sqft · Condo public records · 119 Days on market

Built 1992 $503/mo HOA · 23% 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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.7/10.0
• 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

Enjoy a serene lake view from this charming 2-bedroom, 2-bath condominium in the highly sought-after Century Village Pembroke Pines community. This light and bright home features an etched glass sliding door leading to the patio, creating an elegant transition to a tranquil lake view, plus the convenience of an inside washer and dryer. The open layout offers generous living space and storage, perfect for comfortable Florida living. Century Village offers resort-style amenities including clubhouse, pools, fitness center, tennis, theater, and courtesy transportation. Ideally located close to shopping, dining, and medical facilities—this is South Florida living at its finest!

Key facts

• Clubhouse
• Lake view
• Open layout

Tags

• LAKE VIEW
• ETCHED GLASS SLIDING DOOR
• INSIDE WASHER AND DRYER
• OPEN LAYOUT
• CLUBHOUSE
• POOLS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, grounds maintenance, structure maintenance, pools, and recreation facilities; Community amenities include clubhouse, fitness center, billiard room, hobby room, tennis courts, transportation service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Security guard
• Utilities: Water: connected; Sewer: connected; Power: connected
• Home design: Property is attached; 4 total stories; Entry located on level 4
• Construction: Block construction; Year built: unknown
• Exterior features: Balcony; Screened balcony; Tennis court(s); Lakefront; On golf course; Has a view

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric water heater
• Bedrooms: Bedroom located on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Elevator; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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+, 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 35% 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 119 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $179k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• 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: -9.1%
• Equity multiple: 0.65×
• Total profit: $-17,511
• Equity at exit: $34,662

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-19,466
• Equity at exit: $29,523

Cash invested: $50,120 (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: $2,217 high
• Mortgage (P&I): −$939
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$75
• HOA: −$503
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $161

Break-even live

Break-even rent $2,013

Max offer price $179,000

Occupancy floor 88%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	5d	2	0.08mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	24d	2	0.08mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.16mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	11d	1	0.17mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	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
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.25mi
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	24d	1	0.28mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	24d	1	0.31mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	24d	1	0.33mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	24d	1	0.34mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	10d	1	0.34mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	4d	2	0.36mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	24d	1	0.37mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	24d	1	0.37mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	24d	2	0.38mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	13d	2	0.38mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	24d	1	0.39mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	14d	1	0.41mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	21d	1	0.42mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	17d	1	0.42mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	24d	1	0.42mi
13455 SW 16th Ct Unit 306-F Pembroke Pines, FL	2.0	1.5	936	$2,000	$2.14	18d	1	0.43mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	24d	1	0.43mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.43mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	1	0.44mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,900	$2.53	13d	2	0.45mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	21d	1	0.46mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	20d	1	0.47mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	3d	1	0.47mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	24d	1	0.48mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	21d	2	0.49mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.49mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	24d	2	0.49mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	24d	1	0.52mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	21d	1	0.52mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	1d	2	0.52mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	20d	2	0.52mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	14d	1	0.52mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	2d	1	0.52mi

HOA detail condo

• Monthly dues: $503 · $6,036/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $179,000 Active 119 DOM
2. 2026-06-17
   days on market $179,000 Active 118 DOM
3. 2026-06-16
   days on market $179,000 Active 117 DOM
4. 2026-06-15
   days on market $179,000 Active 116 DOM
5. 2026-06-13
   days on market $179,000 Active 114 DOM
6. 2026-06-09
   days on market $179,000 Active 110 DOM
7. 2026-06-07
   days on market $179,000 Active 108 DOM
8. 2026-06-04
   pricedays on market $179,000 Active 105 DOM
9. 2026-06-03
   days on market $199,900 Active 104 DOM
10. 2026-06-02
    days on market $199,900 Active 103 DOM
11. 2026-06-01
    days on market $199,900 Active 102 DOM
12. 2026-05-31
    days on market $199,900 Active 101 DOM
13. 2026-02-19
    listed $199,900 Active
14. 1991-10-14
    soldstatus $77,300
15. 1991-09-01
    soldstatus $77,300

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$595/yr (+$50/mo · 66.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $26,604
• − Mortgage interest: −$10,027
• − Property taxes: −$891
• − Insurance: −$895
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$6,036
• − Depreciation: −$5,207
• Taxable loss: −$709
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $2,101/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

+158.6% since first listed

3 events — show timeline

• 2026-02-19 Listed $199,900 MARMLS
• 1991-10-14 Sold (Public Records) $77,300 Public Records
• 1991-09-01 Sold (Public Records) $77,300 Public Records

Property tax history

+0.3%/yr

Latest (2025): $891 · +1.8% YoY. Source: county tax records.