13550 SW 6th Ct Unit 208A · Pembroke Pines, FL 33027

$125,000

2 bd · 2.0 ba · 953 sqft · Condo public records · 352 Days on market

Built 1984

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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 +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• 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
• DSCR +2.2/10.0

Listing remarks

NICE ADULT COMMUNITY OF CENTURY VILLAGE, AT LEAST ONE PERSON MUST BE 55 YEARS OF AGE AND OVER, ANY OTHER PERSON MUST BE 18 YEARS OF AGE AND OVER, AS PER THE CONDOMINIUM ASSOCIATION RULES AND REGULATION, THIS UNIT INCLUDES 2 BEDROOMS AND ONE WITH 1 1/2 BATHROOMS WITH LOTS OF AMMENITIES TO ENJOY!!! CLUB HOUSE, GYM, THEATER, RESTAURANT, COURTESY BUSES AND MORE!!!TRANSPORTATION, 24/7 NURSES, SECURITY AND LOT MORE TO ENJOY!!! " THE ASSOCIATION REQUIERD A MINIMUM CREDIT SCORE OF 690 AND 3 PERSONS OCCUPANTS IN THIS UNIT"

Key facts

• Theater
• Restaurant
• 24/7 nurses

Tags

• CLUB HOUSE
• GYM
• THEATER
• RESTAURANT
• COURTESY BUS TRANSPORTATION
• 24/7 NURSES

Property features AI

Finance

• Other: Pets are conditional or not allowed; restrictions may apply
• HOA & community: Monthly association fee (association management, cable TV, HVAC, internet, laundry, legal/accounting, grounds and structure maintenance, parking, roof, sewer, security, trash, water included); Association amenities include clubhouse, fitness center, pool, billiard room, business center, library, laundry, transportation service and elevators; Community has 448 units; Senior community

Exterior

• Parking: Assigned parking (includes one space); Guest parking available
• Security: Complex fenced; Phone entry; Security guard; Smoke detectors
• Utilities: Cable available; Association provides water, sewer and trash services
• Home design: Condominium with attached property; Faces east; Entry located on level 2; 4-story building
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open and screened options); Association pool; On golf course; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Icemaker; Self-cleaning oven
• Bedrooms: At least one bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on the windows; Elevator access; Living/dining room; Breakfast area; Main living area entry level; Second floor entry; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 4.0% in Pembroke Pines — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 31% 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 $864 of loan paydown is wiped out by about $3k 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 352 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 36% of rent.

Recommended offer $110,000 (12.0% 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 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
9. 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?
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: 1.60% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 5.2

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: -22.0%
• Equity multiple: 0.20×
• Total profit: $-28,049
• Equity at exit: $24,205

10-year hold

• IRR: -27.6%
• Equity multiple: -0.43×
• Total profit: $-50,162
• Equity at exit: $20,617

Cash invested: $35,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$656
• Tax from tax record: −$277 /mo · $3,319/yr
• Insurance: −$52
• HOA est. from 1 same-building comp: −$721
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-121

Break-even live

Break-even rent $2,158

Max offer price $103,651

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	22d	1	0.02mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	24d	1	0.07mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	24d	1	0.12mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	21d	2	0.13mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	1d	2	0.13mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.13mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	24d	1	0.13mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	24d	1	0.15mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	15d	1	0.16mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	2d	1	0.16mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	24d	1	0.17mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	22d	2	0.17mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	24d	1	0.20mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	8d	1	0.20mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	1	0.21mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	24d	3	0.21mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	11d	2	0.21mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	8d	1	0.21mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	24d	1	0.24mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.24mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	22d	1	0.25mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,645	$1.86	8d	2	0.25mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	18d	1	0.26mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.28mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.28mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.29mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	3d	1	0.31mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.32mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	24d	2	0.32mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	24d	2	0.33mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	5d	2	0.33mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	8d	1	0.33mi
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	24d	1	0.33mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	24d	1	0.33mi
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,750	$1.98	4d	2	0.33mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	3d	2	0.37mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	22d	2	0.39mi
101 SW 132nd Way Unit 415J Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	8d	1	0.39mi
101 SW 132nd Way Unit 315J Pembroke Pines, FL	1.0	1.5	811	$1,600	$1.97	19d	1	0.39mi
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	22d	2	0.39mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 352 DOM
2. 2026-06-17
   days on market $125,000 Active 351 DOM
3. 2026-06-16
   days on market $125,000 Active 350 DOM
4. 2026-06-15
   days on market $125,000 Active 349 DOM
5. 2026-06-13
   days on market $125,000 Active 347 DOM
6. 2026-06-09
   days on market $125,000 Active 343 DOM
7. 2026-06-07
   days on market $125,000 Active 341 DOM
8. 2026-06-04
   days on market $125,000 Active 338 DOM
9. 2026-06-03
   days on market $125,000 Active 337 DOM
10. 2026-06-02
    days on market $125,000 Active 336 DOM
11. 2026-06-01
    days on market $125,000 Active 335 DOM
12. 2026-05-31
    days on market $125,000 Active 334 DOM
13. 2026-02-25
    price $140,000
14. 2025-12-11
    status Active
15. 2025-12-04
    historical Active Under Contract
16. 2025-10-24
    price $145,000
17. 2025-08-05
    price $150,000
18. 2025-07-01
    historical $1,900
19. 2025-07-01
    listed $160,000 Active
20. 2025-04-09
    listed $1,900
21. 1989-10-04
    soldstatus $46,000

ⓘ 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: $3,319 · $277/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,066
• − Mortgage interest: −$7,002
• − Property taxes: −$3,319
• − Insurance: −$625
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$8,652
• − Depreciation: −$3,636
• Taxable loss: −$3,019
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $-726/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

+204.3% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $140,000 MARMLS
• 2025-12-11 Relisted — MARMLS
• 2025-12-04 Contingent — MARMLS
• 2025-10-24 Price Changed $145,000 MARMLS
• 2025-08-05 Price Changed $150,000 MARMLS
• 2025-07-01 Rental Removed $1,900 MARMLS
• 2025-07-01 Listed $160,000 MARMLS
• 2025-04-09 Listed for Rent $1,900 MARMLS
• 1989-10-04 Sold (Public Records) $46,000 Public Records

Property tax history

+16.5%/yr

Latest (2025): $3,319 · +3.8% YoY. Source: county tax records.