950 SW 95th Ter · Pembroke Pines, FL 33025

$499,000

4 bd · 2.0 ba · 2,114 sqft · SingleFamily public records · 9 Days on market

Built 1990 4,955 sqft lot Est $641k · 22% under $45/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bed 2.5 Bath. This is a fantastic opportunity for both homeowners and investors to purchase a home in a desirable Pembroke Pines neighborhood at a price that reflects the need for updating. With great bones, a functional layout, and strong upside potential, this property great option for buyers looking to customize their dream home or investors seeking their next value-add project. Conveniently located near schools, shopping, dining, parks, and major highways. Sold As-Is. Bring your vision and unlock the potential of this hidden gem!

Key facts

• 4,955 sq ft lot
• 5 garage spots
• Built 1990

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association fee of $45 per month; Street lights in community

Exterior

• Parking: Attached garage; 5 garage spaces; Driveway; Paver block
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story home; Faces east
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Patio; Exterior lighting

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Upper-level primary
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; First-floor entry; Upper-level primary bedroom; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (10.7% below list).
• Recommended offer: $446k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (-0.9%/yr); 438 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).
• At $4,457/mo this rent would consume 78% of the median local household income ($69k/yr) (locally 4834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $341k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $445,663 (10.7% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $640,542
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
961 SW 98th Ave	0.18mi	4/2.5	2,110 (-0%)	3mo	$640,000	$303	87
9740 SW 14th St	0.28mi	4/3.0	2,114 (0%)	2mo	$430,000	$203	81
701 SW 94th Ter	0.19mi	4/3.0	2,247 (+6%)	22mo	$735,000	$327	58
9601 Dunhill Dr	0.69mi	4/2.0	2,197 (+4%)	6mo	$580,000	$264	56
926 SW 102nd Ter	0.60mi	3/2.5 (-1)	1,935 (-8%)	2mo	$660,000	$341	50
1721 SW 97th Ter	0.51mi	4/2.0	1,796 (-15%)	17mo	$614,000	$342	37
1441 SW 88th Ave	0.70mi	4/2.5	2,332 (+10%)	23mo	$645,000	$277	30

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-100,310
• Equity at exit: $74,403

10-year hold

• IRR: -24.7%
• Equity multiple: -0.04×
• Total profit: $-145,566
• Equity at exit: $43,144

Cash invested: $139,720 (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 33025

• Rents YoY: -0.9%
• Active inventory: 438
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,457 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$754 /mo · $9,049/yr
• Insurance: −$208
• HOA: −$45
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $-103

Break-even live

Break-even rent $4,587

Max offer price $480,790

Occupancy floor 97%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9650 SW 9th Ct Pembroke Pines, FL	4.0	2.5	2117	$6,500	$3.07	7d	1	0.11mi
9650 SW 9th Ct Pembroke Pines, FL	4.0	2.5	2117	$6,500	$3.07	14d	1	0.11mi
1001 SW 98th Ave Pembroke Pines, FL	4.0	3.0	2110	$4,500	$2.13	24d	1	0.19mi
730 SW 95th Ter Pembroke Pines, FL	3.0	2.0	1563	$5,500	$3.52	24d	1	0.22mi
1804 SW 95th Ter Miramar, FL	3.0	2.0	1868	$3,000	$1.61	24d	1	0.50mi
1800 SW 97th Ave Unit A Miramar, FL	3.0	2.0	2416	$2,900	$1.20	24d	1	0.51mi
10170 SW 7th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1133	$3,578	$3.16	1d	47	0.54mi
1804 SW 99th Ter Unit A Miramar, FL	4.0	3.0	1598	$3,850	$2.41	16d	1	0.61mi
1804 SW 99th Ter Unit A Miramar, FL	4.0	3.0	1598	$3,850	$2.41	15d	1	0.61mi
9201 SW 20th St Unit 9201 Miramar, FL	5.0	3.0	2642	$4,400	$1.67	2d	1	0.65mi
9095 SW 20th St Miramar, FL	4.0	2.0	2020	$3,900	$1.93	12d	1	0.68mi
8934 SW 18th St Miramar, FL	3.0	2.5	1656	$2,700	$1.63	24d	1	0.69mi
2005 SW 99th Ave Miramar, FL	3.0	2.0	1920	$3,100	$1.61	24d	1	0.70mi
1431 SW 87th Way Pembroke Pines, FL	4.0	2.5	2276	$4,100	$1.80	24d	1	0.74mi
9012 SW 20th Pl Miramar, FL	3.0	2.0	1498	$3,200	$2.14	24d	1	0.81mi
1127 SW 104th Way Pembroke Pines, FL	4.0	3.0	2608	$4,400	$1.69	24d	1	0.84mi
9741 NW 5th St Unit 9741 Pembroke Pines, FL	3.0	2.0	1574	$3,300	$2.10	15d	1	0.88mi
10340 SW 15th St Pembroke Pines, FL	3.0	2.0	1914	$3,700	$1.93	24d	1	0.89mi
10400 City Center Blvd Pembroke Pines, FL	1.0–3.0	1.0–2.5	1071	$3,731	$3.48	3d	21	0.89mi
2417 SW 99th Way #2417 Miramar, FL	3.0	2.5	1628	$3,200	$1.97	24d	1	0.92mi
8830 NW 3rd St Pembroke Pines, FL	3.0	2.0	1543	$4,000	$2.59	22d	1	0.96mi
8830 NW 3rd St Pembroke Pines, FL	3.0	2.0	1543	$4,000	$2.59	4d	1	0.96mi
8940 NW 7th Ct Pembroke Pines, FL	4.0	2.5	2008	$5,000	$2.49	24d	1	1.05mi
2400 SW 87th Way Miramar, FL	3.0	2.5	1430	$3,100	$2.17	24d	1	1.07mi
10265 SW 24th Ct Miramar, FL	3.0	2.0	1406	$3,850	$2.74	24d	1	1.07mi
2420 SW 87th Way Miramar, FL	3.0	2.5	1570	$3,100	$1.97	10d	1	1.08mi
2420 SW 87th Way Miramar, FL	3.0	2.5	1570	$3,100	$1.97	18d	1	1.08mi
10700 City Center Blvd Pembroke Pines, FL	3.0	1.0–2.0	977	$3,287	$3.36	1d	21	1.10mi
10686 SW 8th St #205 Pembroke Pines, FL	3.0	2.5	1528	$2,800	$1.83	24d	1	1.12mi
920 NW 92nd Ave Pembroke Pines, FL	3.0	2.0	1548	$3,800	$2.45	24d	1	1.14mi
8572 SW 23rd Ct Miramar, FL	3.0	2.5	1500	$3,250	$2.17	15d	1	1.17mi
8572 SW 23rd Ct Miramar, FL	3.0	2.5	1500	$3,250	$2.17	16d	1	1.17mi
10420 SW 24th Ct Miramar, FL	4.0	2.0	1965	$3,500	$1.78	3d	1	1.23mi
10420 SW 24th Ct Miramar, FL	4.0	2.0	1965	$3,500	$1.78	12d	1	1.23mi
239 NW 107th Ave Pembroke Pines, FL	3.0	2.5	1821	$3,750	$2.06	24d	1	1.31mi
11030 SW 10th Ct Pembroke Pines, FL	3.0	2.0	1508	$2,975	$1.97	24d	1	1.43mi
2674 SW 84th Ter #102 Miramar, FL	3.0	2.5	1530	$3,200	$2.09	18d	1	1.44mi
8660 Beekman Dr Miramar, FL	3.0	2.0	1400	$3,200	$2.29	20d	1	1.46mi
8761 NW 12th St Pembroke Pines, FL	3.0	2.0	1429	$3,300	$2.31	24d	1	1.47mi
9421 NW 15th St #234 Pembroke Pines, FL	3.0	2.5	1472	$2,750	$1.87	16d	1	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 8 events

1. 2026-06-18
   status $499,000 Pending 9 DOM
2. 2026-06-18
   days on market $499,000 Active 9 DOM
3. 2026-06-17
   days on market $499,000 Active 8 DOM
4. 2026-06-16
   days on market $499,000 Active 7 DOM
5. 2026-06-15
   days on market $499,000 Active 6 DOM
6. 2026-06-13
   days on market $499,000 Active 4 DOM
7. 2026-06-10
   remarks 541-char remark
8. 2026-06-10
   listed $499,000 Active 1 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: $9,049 · $754/mo
• Projected year-2 tax: $9,049 · $754/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,480
• − Mortgage interest: −$27,952
• − Property taxes: −$9,049
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,278
• − Management: −$4,278
• − HOA: −$540
• − Depreciation: −$14,516
• Taxable loss: −$9,629
• Est. tax savings @ 24.0%: +$2,311
• After-tax cash flow: $1,074/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% 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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+53.5% since first listed

9 events — show timeline

• 2026-06-09 Listed $499,000 Beaches MLS
• 2026-06-09 Listed $499,000 MARMLS
• 2026-01-21 Pending — MARMLS
• 2026-01-14 Relisted — MARMLS
• 2026-01-08 Pending — MARMLS
• 2026-01-02 Listed $499,000 MARMLS
• 2017-04-06 Sold (Public Records) $341,000 Public Records
• 2017-03-03 Pending — MARMLS
• 2017-02-24 Listed $325,000 MARMLS

Property tax history

+10.5%/yr

Latest (2025): $9,049 · +6.0% YoY. Source: county tax records.