5100 SW 41st St #226 · Pembroke Park, FL 33023

$160,000

2 bd · 2.0 ba · 1,055 sqft · Condo public records · 93 Days on market

Built 1973 $820/mo HOA · 35% 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 +9.5/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2bed/2bath condo in Miami Gardens area. Centrally located with easy access to highways, airports, shops, and beach. Rented $1,650 a month, tenant is month to month.

Key facts

• Easy access to beach
• Centrally located
• Easy access to shops

Tags

• CENTRALLY LOCATED
• EASY ACCESS TO HIGHWAYS
• EASY ACCESS TO AIRPORTS
• EASY ACCESS TO SHOPS
• EASY ACCESS TO BEACH

Property features AI

Finance

• Financial info: Annual tax amount $2,787 (2025); Pets not allowed
• HOA & community: Monthly association fee of $820 covering common areas

Exterior

• Home design: 2-story building; Entry on level 2; Resale property
• Construction: Block construction
• Exterior features: Property is attached

Interior

• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $137k (14.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#493 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime C-, housing C-.
• 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 flat; 286 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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 93 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,469 (14.1% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 5.34%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.12×
• Total profit: $-39,532
• Equity at exit: $23,857

10-year hold

• IRR: -58.7%
• Equity multiple: -0.48×
• Total profit: $-66,117
• Equity at exit: $13,834

Cash invested: $44,800 (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 33023

• Rents YoY: 0.3%
• Active inventory: 286
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$839
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$67
• HOA: −$820
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-128

Break-even live

Break-even rent $2,478

Max offer price $137,469

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,799	$2.21	3d	4	0.05mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,750	$2.15	19d	3	0.05mi
3926 SW 52nd Ave Unit E5 Hollywood, FL	3.0	2.5	1335	$2,500	$1.87	24d	1	0.16mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	3d	1	0.17mi
3840 SW 52nd Ave Hollywood, FL	3.0	2.5	1264	$2,650	$2.10	24d	1	0.19mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	24d	1	0.21mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	17d	1	0.22mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	24d	1	0.22mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	24d	1	0.23mi
5085 SW 37th St Unit 5085 West Park, FL	3.0	2.5	1276	$3,200	$2.51	15d	1	0.24mi
5085 SW 37th St West Park, FL	3.0	2.5	1276	$3,200	$2.51	5d	1	0.24mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	7d	1	0.25mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	24d	1	0.25mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	7d	1	0.25mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	24d	1	0.25mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	15d	1	0.26mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	5d	1	0.26mi
3700 SW 52nd Ave Hollywood, FL	2.0	2.0	850	$1,446	$1.70	24d	1	0.26mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	11d	1	0.28mi
3721 SW 54th Ave West Park, FL	2.0	1.0	768	$2,100	$2.73	12d	1	0.29mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	3d	1	0.29mi
5510 SW 38th St West Park, FL	2.0	1.0	855	$2,250	$2.63	2d	1	0.29mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.29mi
5721 SW 41st St West Park, FL	3.0	1.0	839	$2,650	$3.16	24d	1	0.40mi
4410 SW 39th St Unit 4410 West Park, FL	2.0	1.0	1135	$2,700	$2.38	2d	1	0.43mi
5710 SW 38th St West Park, FL	2.0	1.0	835	$2,400	$2.87	24d	1	0.43mi
4628 SW 32nd Dr West Park, FL	3.0	1.0	1082	$2,800	$2.59	24d	1	0.65mi
4331 SW 31st Dr West Park, FL	3.0	1.0	1130	$3,350	$2.96	24d	1	0.68mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	7d	1	0.70mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	24d	1	0.70mi
3610 SW 39th Ave Unit 3610 West Park, FL	3.0	2.0	1157	$3,600	$3.11	7d	1	0.76mi
3610 SW 39th Ave West Park, FL	3.0	2.0	1157	$3,600	$3.11	17d	1	0.76mi
4111 SW 33rd St West Park, FL	3.0	2.0	1258	$3,000	$2.38	24d	1	0.80mi
3830 SW 31st Dr West Park, FL	3.0	1.0	1419	$2,900	$2.04	24d	1	0.82mi
2620 SW 53rd Ave West Park, FL	3.0	2.0	1202	$3,000	$2.50	22d	1	0.92mi
6112 SW 37th St Unit B Miramar, FL	2.0	1.0	850	$1,800	$2.12	22d	1	0.95mi
6036 SW 35th St Unit B Miramar, FL	2.0	2.5	1251	$2,350	$1.88	24d	1	0.97mi
6033 SW 35th St Unit 101 Miramar, FL	2.0	2.0	1000	$1,995	$2.00	24d	1	0.99mi
4030 SW 28th St West Park, FL	2.0	1.0	800	$2,400	$3.00	22d	1	1.05mi
3830 SW 31st St West Park, FL	3.0	1.0	1419	$2,850	$2.01	22d	1	1.06mi

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $160,000 Active 93 DOM
2. 2026-06-17
   days on market $160,000 Active 92 DOM
3. 2026-06-16
   days on market $160,000 Active 91 DOM
4. 2026-06-15
   days on market $160,000 Active 90 DOM
5. 2026-06-13
   days on market $160,000 Active 88 DOM
6. 2026-06-09
   days on market $160,000 Active 84 DOM
7. 2026-06-08
   days on market $160,000 Active 83 DOM
8. 2026-06-07
   days on market $160,000 Active 82 DOM
9. 2026-06-04
   days on market $160,000 Active 79 DOM
10. 2026-06-03
    days on market $160,000 Active 78 DOM
11. 2026-06-02
    days on market $160,000 Active 77 DOM
12. 2026-06-01
    days on market $160,000 Active 76 DOM
13. 2026-05-31
    days on market $160,000 Active 75 DOM
14. 2026-03-17
    listed $160,000 Active
15. 2023-10-13
    historical $1,750
16. 2023-08-12
    listed $1,750
17. 2017-10-03
    status Pending
18. 2017-10-03
    historical
19. 2017-10-03
    historical
20. 2017-10-03
    price $90,000
21. 2017-09-14
    listed $85,000 Active

ⓘ 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: $2,787 · $232/mo
• Projected year-2 tax: $2,787 · $232/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $27,804
• − Mortgage interest: −$8,962
• − Property taxes: −$2,787
• − Insurance: −$800
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$9,840
• − Depreciation: −$4,655
• Taxable loss: −$3,689
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $-645/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 Park

• Score: 69/100
• State rank: #493
• US rank: #9041

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing C- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembroke Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 72,344
• Household income: $74,709
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2567.0

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 0.60)
• Race & ethnicity: Black 51% Hispanic / Latino 37% Two or more races 19% White 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 9% Dominican 6%
• Common ancestry: Hispanic 14%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 50% English-only · Spanish 32% French/Haitian/Cajun 13% Other Indo-European 1%

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: ▼ -442.33%
• Current HPI: 534.7664
• Rent YoY: ▲ 0.34%
• 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

+88.2% since first listed

8 events — show timeline

• 2026-03-17 Listed $160,000 MARMLS
• 2023-10-13 Rental Removed $1,750 MARMLS
• 2023-08-12 Listed for Rent $1,750 MARMLS
• 2017-10-03 Pending — MARMLS
• 2017-10-03 Price Changed $90,000 MARMLS
• 2017-10-03 Listing Removed — MARMLS
• 2017-10-03 Listing Removed — MARMLS
• 2017-09-14 Listed $85,000 MARMLS

Property tax history

+13.8%/yr

Latest (2025): $2,787 · +13.4% YoY. Source: county tax records.