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

$125,000

2 bd · 2.0 ba · 953 sqft · Townhouse public records · 440 Days on market

Built 1984 Fair condition $131/sqft · 17% below area Est $150k · 17% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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!!!

Key facts

• Theater
• Restaurant
• 24/7 nurses

Tags

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• 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 12.1% vs local median 3.6% 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+, crime 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents soft (-0.2%/yr); 903 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-2.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 440 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.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.61% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 5.2

CMA / ARV

• ARV (median comp): $150,213
• List price: $125,000
• Delta: -16.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13550 SW 6th Ct Unit 103a	0.03mi	2/1.5	953 (0%)	0mo	$120,000	$126	96
13250 SW 7th Ct Unit 114L	0.26mi	2/1.5	953 (0%)	1mo	$120,000	$126	86
13455 SW 3rd St Unit 302S	0.27mi	2/1.5	954 (+0%)	0mo	$110,000	$115	85
251 SW 132nd Way Unit 206H	0.31mi	2/1.5	953 (0%)	0mo	$60,000	$63	83
800 SW 131st Ave Unit 113F	0.28mi	2/2.0	1,044 (+10%)	0mo	$164,000	$157	71
1251 SW 134th Way Unit 301A	0.37mi	2/2.0	1,044 (+10%)	1mo	$155,000	$148	66
750 SW 133rd Ter Unit 403C	0.14mi	1/1.5 (-1)	811 (-15%)	2mo	$149,500	$184	60
500 SW 130th Ter Unit 403A	0.37mi	1/1.5 (-1)	1,046 (+10%)	2mo	$130,000	$124	58
13355 SW 9th Ct Unit 304h	0.21mi	1/1.5 (-1)	811 (-15%)	2mo	$98,000	$121	57
13000 SW 15th Ct Unit 411U	0.67mi	2/2.0	1,052 (+10%)	0mo	$140,000	$133	51
101 SW 132nd Way Unit 305J	0.37mi	1/1.5 (-1)	811 (-15%)	1mo	$99,700	$123	50
1401 SW 128th Ter Unit 211H	0.73mi	1/1.5 (-1)	1,045 (+10%)	2mo	$146,800	$140	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.50×
• Total profit: $17,469
• Equity at exit: $24,205

10-year hold

• IRR: 17.0%
• Equity multiple: 2.34×
• Total profit: $46,850
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 190 active · 91 under contract
• Months of supply: 21.9 mo (5%/mo absorbed)
• Median asking: $175,450 ($175/sqft)
• Median days on market: 112 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -9.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 903
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$656
• Tax from tax record: −$277 /mo · $3,319/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $601

Break-even live

Break-even rent $1,246

Max offer price $125,000

Occupancy floor 65%

Sensitivity live

Price	-10% $672	-5% $636	+0% $601	+5% $565	+10% $530
Rent	-10% $442	-5% $522	+0% $601	+5% $680	+10% $759
Rate	-1.0pp $664	-0.5pp $633	base $601	+0.5pp $568	+1.0pp $535

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 SW 135th Ave Pembroke Pines, FL	2.0	2.0	953	$1,800	$1.89	83d	1	0.02mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,625	$2.00	99d	1	0.02mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	163d	1	0.02mi
301 SW 135th Ave Unit C310 Pembroke Pines, FL	1.0	1.0	685	$1,490	$2.18	37d	1	0.02mi
301 SW 135th Ave Unit 317C Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	126d	1	0.02mi
551 SW 135th Ave Pembroke Pines, FL	2.0	1.5–2.0	953	$1,750	$1.84	17d	2	0.07mi
551 SW 135th Ave Pembroke Pines, FL	2.0	1.5–2.0	953	$1,700	$1.78	10d	2	0.07mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	165d	1	0.07mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	165d	1	0.12mi
13475 SW 9th St Unit 302A Pembroke Pines, FL	2.0	2.0	1044	$2,100	$2.01	18d	1	0.12mi
13475 SW 9th St Unit 302A Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	9d	1	0.12mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	161d	2	0.13mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	142d	2	0.13mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,862	$1.95	119d	2	0.13mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	163d	1	0.13mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	104d	1	0.13mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	165d	1	0.15mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,500	$2.78	87d	1	0.15mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	143d	1	0.16mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	156d	1	0.16mi
13250 SW 7th Ct Unit L204 Pembroke Pines, FL	1.0	1.5	811	$2,112	$2.60	2d	1	0.16mi
13455 SW 9th Ct Unit 203J Pembroke Pines, FL	1.0	1.5	811	$1,750	$2.16	37d	1	0.17mi
Unit 208J Miramar, FL	1.0	1.5	811	$1,490	$1.84	133d	1	0.17mi
801 SW 133rd Ter Pembroke Pines, FL	1.0–2.0	1.0–1.5	956	$1,890	$1.98	18d	3	0.17mi
801 SW 133rd Ter Pembroke Pines, FL	1.0–2.0	1.0–2.0	998	$1,890	$1.89	10d	4	0.17mi
801 SW 133rd Ter Pembroke Pines, FL	1.0–2.0	1.0–1.5	956	$1,900	$1.99	47d	3	0.17mi
801 SW 133rd Ter Pembroke Pines, FL	1.0–2.0	1.0–1.5	956	$1,890	$1.98	9d	3	0.17mi
801 SW 133rd Ter Pembroke Pines, FL	1.0–2.0	1.0–2.0	998	$1,890	$1.89	14d	4	0.17mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	163d	2	0.17mi
13455 SW 9th Ct Pembroke Pines, FL	1.0–2.0	1.5	882	$2,100	$2.38	5d	2	0.17mi
13255 SW 7th Ct Unit 403D Pembroke Pines, FL	1.0	1.5	811	$1,750	$2.16	73d	1	0.20mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	165d	1	0.20mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,790	$1.88	108d	1	0.20mi
750 SW 138th Ave Pembroke Pines, FL	1.0	2.0	1033	$1,200	$1.16	10d	1	0.20mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,899	$1.82	134d	1	0.21mi
13355 SW 9th Ct Unit 313H Pembroke Pines, FL	2.0	1.5	953	$1,925	$2.02	38d	1	0.21mi
13355 SW 9th Ct Pembroke Pines, FL	2.0	1.5	953	$1,845	$1.94	5d	2	0.21mi
13355 SW 9th Ct Pembroke Pines, FL	2.0	1.5	953	$1,845	$1.94	20d	2	0.21mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	130d	2	0.21mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	151d	2	0.21mi

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 elevatorsCommunity has 448 unitsSenior community

Exterior

• Parking: Assigned parking (includes one space)Guest parking available
• Security: Complex fencedPhone entrySecurity guardSmoke detectors
• Utilities: Cable availableAssociation provides water, sewer and trash services
• Home design: Condominium with attached propertyFaces eastEntry located on level 24-story building
• Construction: Block constructionEffective year built
• Exterior features: Balcony (open and screened options)Association poolOn golf courseExterior lighting

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorIcemakerSelf-cleaning oven
• Bedrooms: At least one bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Blinds on the windowsElevator accessLiving/dining roomBreakfast areaMain living area entry levelSecond floor entryOther interior features
• Laundry & utility: Common area laundry

Listing history 50 events

1. 2026-11-08
   days on market $125,000 Active 440 DOM
2. 2026-11-07
   days on market $125,000 Active 439 DOM
3. 2026-11-07
   days on market $125,000 Active 438 DOM
4. 2026-11-05
   days on market $125,000 Active 437 DOM
5. 2026-11-04
   days on market $125,000 Active 436 DOM
6. 2026-11-02
   status $125,000 Active 434 DOM
7. 2026-09-11
   statusdays on market $125,000 Pending 434 DOM
8. 2026-09-05
   days on market $125,000 Active 431 DOM
9. 2026-09-04
   days on market $125,000 Active 430 DOM
10. 2026-08-31
    days on market $125,000 Active 426 DOM
11. 2026-08-29
    days on market $125,000 Active 424 DOM
12. 2026-08-28
    days on market $125,000 Active 423 DOM
13. 2026-08-27
    days on market $125,000 Active 422 DOM
14. 2026-08-25
    days on market $125,000 Active 420 DOM
15. 2026-08-24
    days on market $125,000 Active 419 DOM
16. 2026-08-23
    days on market $125,000 Active 418 DOM
17. 2026-08-22
    days on market $125,000 Active 417 DOM
18. 2026-08-21
    days on market $125,000 Active 416 DOM
19. 2026-08-20
    days on market $125,000 Active 415 DOM
20. 2026-08-19
    days on market $125,000 Active 414 DOM
21. 2026-08-18
    days on market $125,000 Active 413 DOM
22. 2026-08-16
    days on market $125,000 Active 411 DOM
23. 2026-08-14
    days on market $125,000 Active 409 DOM
24. 2026-08-13
    days on market $125,000 Active 408 DOM
25. 2026-08-12
    days on market $125,000 Active 407 DOM
26. 2026-08-11
    days on market $125,000 Active 406 DOM
27. 2026-08-10
    days on market $125,000 Active 405 DOM
28. 2026-08-09
    days on market $125,000 Active 404 DOM
29. 2026-08-08
    days on market $125,000 Active 403 DOM
30. 2026-08-06
    days on market $125,000 Active 401 DOM
31. 2026-08-05
    days on market $125,000 Active 400 DOM
32. 2026-08-03
    days on market $125,000 Active 398 DOM
33. 2026-07-31
    days on market $125,000 Active 395 DOM
34. 2026-07-24
    days on market $125,000 Active 388 DOM
35. 2026-07-23
    days on market $125,000 Active 387 DOM
36. 2026-07-22
    days on market $125,000 Active 386 DOM
37. 2026-07-21
    days on market $125,000 Active 385 DOM
38. 2026-07-20
    days on market $125,000 Active 384 DOM
39. 2026-07-16
    days on market $125,000 Active 380 DOM
40. 2026-07-15
    days on market $125,000 Active 379 DOM
41. 2026-07-14
    days on market $125,000 Active 378 DOM
42. 2026-07-13
    days on market $125,000 Active 377 DOM
43. 2026-07-13
    days on market $125,000 Active 376 DOM
44. 2026-07-11
    days on market $125,000 Active 375 DOM
45. 2026-07-10
    days on market $125,000 Active 374 DOM
46. 2026-07-10
    days on market $125,000 Active 373 DOM
47. 2026-07-07
    days on market $125,000 Active 371 DOM
48. 2026-07-06
    days on market $125,000 Active 370 DOM
49. 2026-07-06
    days on market $125,000 Active 369 DOM
50. 2026-07-03
    days on market $125,000 Active 367 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: $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: $24,076
• − Mortgage interest: −$7,002
• − Property taxes: −$3,319
• − Insurance: −$625
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$3,636
• Taxable income: $5,642
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,856/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,765–$14,295 screening

The home is in fair condition with some minor repairs and maintenance needed. Painting, cleaning, and landscaping can significantly increase its resale and rental value.

Components & finishes AI

Flooring tile Appliances stainless steel

Deferred maintenance Est. $10,000–$30,000 screening

• Major Windows (windows) — Visible rust and corrosion on window frames suggest significant structural damage and potential water infiltration.

Repairs flagged

• Minor Kitchen cabinets — The kitchen cabinets appear to be in fair condition, with some signs of wear and tear. The paint is intact, but there are some stains and discoloration visible.
• Minor Flooring — The flooring in the interior appears to be in fair condition, with some signs of wear and tear. The tiles are intact, but there are some stains and discoloration visible.
• Minor Interior walls — The interior walls appear to be in fair condition, with some signs of wear and tear. The paint is intact, but there are some stains and discoloration visible.
• Minor Windows — The windows appear to be in fair condition, with some signs of wear and tear. The glass is intact, but there are some stains and discoloration visible.

Value-add opportunities

• Resale Painting — Painting the exterior and interior walls can significantly improve the home's curb appeal and overall appearance, which can increase its resale value. ↑
• Rental Floor cleaning — Cleaning the flooring can improve the home's overall cleanliness and appearance, which can attract more renters and increase its rental value. ↑
• Both Window cleaning — Cleaning the windows can improve the home's overall appearance and increase its resale and rental value by making it look more attractive and well-maintained. ↑
• Both Landscaping maintenance — Maintaining the landscaping can improve the home's overall appearance and increase its resale and rental value by making it look more attractive and well-maintained. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Lakeside Elementary School C+ FL #751/2,144 Nat'l #8,292/41,679 Middle Walter C. Young Middle School B- FL #178/571 Nat'l #2,418/14,009 High Nova High School F FL #312/667 Nat'l #8,724/17,239

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

A Composite livability gradescore 83/100

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 · 2,207,033 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: 32% of renters

---

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%
• 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

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 elevatorsCommunity has 448 unitsSenior community

Exterior

• Parking: Assigned parking (includes one space)Guest parking available
• Security: Complex fencedPhone entrySecurity guardSmoke detectors
• Utilities: Cable availableAssociation provides water, sewer and trash services
• Home design: Condominium with attached propertyFaces eastEntry located on level 24-story building
• Construction: Block constructionEffective year built
• Exterior features: Balcony (open and screened options)Association poolOn golf courseExterior lighting

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorIcemakerSelf-cleaning oven
• Bedrooms: At least one bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Blinds on the windowsElevator accessLiving/dining roomBreakfast areaMain living area entry levelSecond floor entryOther interior features
• Laundry & utility: Common area laundry

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.