1200 SW 125th Ave Unit 410L · Pembroke Pines, FL 33027

$179,900

2 bd · 2.0 ba · 1,137 sqft · Condo public records · 13 Days on market

Built 1988 $500/mo HOA · 22% 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 +20.5/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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 your golden years in this beautiful 2-bedroom, 2-bath condo located in Century Village of Pembroke Pines, a 55+ community with the amenities of a tropical resort. Overlooking the golf course from the 4th floor, this lovingly-renovated home features a spacious 1,192 square feet of living area, a fully-equipped kitchen and in-unit washer/dryer. Watch the sunset from your private patio before heading to the theater for a show, or one of the many activities occurring daily in the clubhouse. Stay active at the state of the art fitness center, or by playing 18 at Flamingo Lakes Golf & Country Club, located within the community. Vacant and ready to show by appointment on electronic loc

Key facts

• Private patio
• In-unit washer dryer
• $500 HOA

Tags

• OVERLOOKING THE GOLF COURSE
• FULLY-EQUIPPED KITCHEN
• IN-UNIT WASHER DRYER
• PRIVATE PATIO
• TROPICAL RESORT AMENITIES

Property features AI

Finance

• Other: Heated pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fees (multiple assessments); Association covers amenities, common areas, insurance, grounds maintenance, structure maintenance, and security; Community amenities include clubhouse, billiard room, hobby room, pool, sauna, trash service, transportation service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Electric service
• Home design: Condominium/Apartment (attached property); 4 total stories; Entry on 4th level; Updated/remodeled
• Construction: Block construction
• Exterior features: Enclosed porch; Screened porch; On golf course; Has view; Wall fencing

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Unfurnished; Living/dining room; Main living area on entry level; Split bedrooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.9% 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 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).
• This rent runs 36% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 6.5

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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-13,068
• Equity at exit: $34,836

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-10,341
• Equity at exit: $29,672

Cash invested: $50,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$943
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$75
• HOA: −$500
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $236

Break-even live

Break-even rent $1,999

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	24d	1	0.02mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	24d	2	0.07mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	24d	1	0.09mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	5d	2	0.12mi
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	0.12mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	24d	1	0.16mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	22d	1	0.16mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	24d	2	0.17mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	14d	2	0.17mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	15d	1	0.17mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	8d	1	0.18mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.18mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	24d	1	0.23mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	24d	1	0.25mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.26mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	21d	1	0.27mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	4d	1	0.27mi
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	24d	1	0.29mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	24d	1	0.29mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	10d	1	0.29mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	24d	2	0.31mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	18d	1	0.34mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,780	$1.70	8d	1	0.34mi
12600 SW 5th Ct Pembroke Pines, FL	2.0	2.0	1349	$2,225	$1.65	11d	2	0.34mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	24d	1	0.36mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	5d	3	0.40mi
12800 SW 7th Ct Unit 102G Pembroke Pines, FL	1.0	1.0	840	$2,000	$2.38	24d	1	0.40mi
12750 SW 4th Ct Unit 114J Pembroke Pines, FL	1.0	1.0	840	$1,950	$2.32	24d	1	0.43mi
12111 SW 5th Ct Pembroke Pines, FL	1.0	1.5	1338	$1,499	$1.12	24d	1	0.44mi
12148 SW 4th St #12148 Pembroke Pines, FL	3.0	2.5	1428	$3,200	$2.24	5d	1	0.45mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	24d	2	0.45mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$2,000	$1.98	5d	2	0.45mi
12140 SW 4th St Unit 12140 Pembroke Pines, FL	2.0	2.5	1169	$2,900	$2.48	3d	1	0.46mi
12032 SW 5th Ct Unit 12032 Pembroke Pines, FL	2.0	2.5	1169	$2,750	$2.35	24d	1	0.46mi
12154 Saint Andrews Pl #110 Miramar, FL	2.0	2.5	1100	$2,490	$2.26	8d	1	0.46mi
11801 Pembroke Rd Pembroke Pines, FL	1.0–2.0	1.0–2.0	919	$2,553	$2.78	2d	88	0.47mi
12148 Saint Andrews Pl #107 Miramar, FL	2.0	2.0	983	$2,350	$2.39	24d	1	0.49mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	5d	1	0.51mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	11d	1	0.51mi
2091 Renaissance Blvd #207 Miramar, FL	2.0	1.0	830	$2,100	$2.53	24d	1	0.53mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $179,900 Active 13 DOM
2. 2026-06-17
   days on market $179,900 Active 12 DOM
3. 2026-06-16
   days on market $179,900 Active 11 DOM
4. 2026-06-15
   days on market $179,900 Active 10 DOM
5. 2026-06-13
   days on market $179,900 Active 8 DOM
6. 2026-06-09
   days on market $179,900 Active 4 DOM
7. 2026-06-08
   days on market $179,900 Active 3 DOM
8. 2026-06-07
   remarks 695-char remark
9. 2026-06-07
   listed $179,900 Active 2 DOM

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$762/yr (+$64/mo · 104.3%)

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

Taxation est. · year 1

• Rental income: $27,577
• − Mortgage interest: −$10,077
• − Property taxes: −$731
• − Insurance: −$900
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$6,000
• − Depreciation: −$5,233
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,781/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

+176.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $179,900 MARMLS
• 2001-02-09 Sold (Public Records) $65,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $731 · -27.5% YoY. Source: county tax records.