850 SW 133rd Ter Unit 416B · Pembroke Pines, FL 33027

$104,000

1 bd · 2.0 ba · 811 sqft · Condo public records · 140 Days on market

Built 1986 $404/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• 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

Listing remarks

This spacious one-bedroom, one-and-a-half-bathroom apartment is conveniently located on the fourth floor of a gated community. The apartment features tile flooring and assigned parking. Bathrooms feature updated toilets, and a deep cleaning was performed by a professional cleaning company. The village offers a range of amenities, including serene walking trails, relaxing outdoor greenery, golf, tennis, pools, fitness centers, and complimentary transportation. The apartment is conveniently situated next to Pembroke Gardens Shops and Pembroke Lakes Mall. It is a verified HOPA 55+ community, and the association requires a credit score of over 700.

Key facts

• Gated community
• Golf
• Tile flooring

Tags

• GATED COMMUNITY
• TILE FLOORING
• ASSIGNED PARKING
• WALKING TRAILS
• OUTDOOR GREENERY
• GOLF

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fees; Association amenities include clubhouse, laundry, library, and elevators; Association covers amenities, electricity, insurance, laundry, grounds maintenance, and structure maintenance; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Gated/fenced complex; Doorman
• Utilities: Electric utilities; Has cooling; Has heating
• Home design: Attached property; 4-story building; Entry located on 4th floor; Resale unit
• Construction: Block construction
• Exterior features: Enclosed porch; Porch with screened area; Complex is fenced; Doorman

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Tile flooring; Elevator access; First-floor entry; Additional interior features
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 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).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $2k 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 140 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 21% of rent.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.81% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 4.6

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,714
• Equity at exit: $20,139

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $3,031
• Equity at exit: $17,153

Cash invested: $29,120 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$545
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$43
• HOA: −$404
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $250

Break-even live

Break-even rent $1,564

Max offer price $104,000

Occupancy floor 82%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	24d	1	0.03mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	24d	1	0.04mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.04mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	21d	2	0.04mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	1d	2	0.04mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	15d	1	0.04mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	2d	1	0.04mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	1	0.08mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	24d	1	0.09mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	8d	1	0.10mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	24d	1	0.10mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	24d	1	0.11mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	22d	2	0.11mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	17d	1	0.11mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.14mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.16mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	22d	1	0.16mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	24d	1	0.19mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,700	$1.83	10d	2	0.24mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,475	$1.59	24d	3	0.24mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	8d	1	0.24mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,500	$1.70	8d	2	0.25mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	22d	1	0.25mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	24d	1	0.26mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.31mi
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,550	$1.76	4d	2	0.35mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,200	$1.96	22d	2	0.35mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.38mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	22d	2	0.39mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	24d	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
101 SW 132nd Way Unit 415J Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	8d	1	0.39mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	24d	2	0.40mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	3d	2	0.41mi
100 SW 132nd Way Unit 303K Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	15d	1	0.41mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	3d	1	0.41mi
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	22d	2	0.41mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	5d	2	0.42mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	24d	2	0.42mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	5d	2	0.44mi

HOA detail condo

• Monthly dues: $404 · $4,848/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $104,000 Active 140 DOM
2. 2026-06-17
   days on market $104,000 Active 139 DOM
3. 2026-06-16
   days on market $104,000 Active 138 DOM
4. 2026-06-15
   days on market $104,000 Active 137 DOM
5. 2026-06-13
   pricedays on market $104,000 Active 135 DOM
6. 2026-06-09
   days on market $105,000 Active 131 DOM
7. 2026-06-07
   days on market $105,000 Active 129 DOM
8. 2026-06-04
   days on market $105,000 Active 126 DOM
9. 2026-06-03
   days on market $105,000 Active 125 DOM
10. 2026-06-02
    days on market $105,000 Active 124 DOM
11. 2026-06-01
    days on market $105,000 Active 123 DOM
12. 2026-05-31
    days on market $105,000 Active 122 DOM
13. 2026-04-19
    price $105,000
14. 2026-03-26
    price $114,000
15. 2026-03-02
    historical $1,500
16. 2026-02-13
    price $114,900
17. 2026-02-09
    price $1,500
18. 2026-02-07
    price $119,900
19. 2026-01-29
    listed $120,000 Active
20. 2026-01-26
    price $1,525
21. 2025-11-26
    listed $1,550
22. 2025-05-28
    listed $115,000 Active
23. 2025-05-13
    status Pending
24. 2025-05-08
    historical
25. 2025-04-02
    listed $130,000 Active
26. 2025-03-29
    historical
27. 2025-03-20
    price $130,000
28. 2024-11-29
    status Active
29. 2024-11-28
    status Pending
30. 2024-10-29
    listed $148,000 Active
31. 2020-03-23
    soldstatus $109,000
32. 2020-03-20
    soldstatus $109,000 Closed
33. 2020-02-20
    status Pending
34. 2020-01-30
    listed $112,500 Active
35. 2016-12-23
    soldstatus $80,000
36. 2016-12-16
    soldstatus $80,000 Sold
37. 2016-10-31
    status Pending
38. 2016-04-11
    listed $82,500 Active
39. 2009-06-23
    soldstatus $102,000
40. 2007-08-15
    soldstatus $109,000
41. 1985-06-01
    soldstatus $38,000

ⓘ 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: $2,912 · $243/mo
• Projected year-2 tax: $2,912 · $243/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: $22,569
• − Mortgage interest: −$5,826
• − Property taxes: −$2,912
• − Insurance: −$520
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$4,848
• − Depreciation: −$3,025
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,567/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

+176.3% since first listed

29 events — show timeline

• 2026-04-19 Price Changed $105,000 MARMLS
• 2026-03-26 Price Changed $114,000 MARMLS
• 2026-03-02 Rental Removed $1,500 MARMLS
• 2026-02-13 Price Changed $114,900 MARMLS
• 2026-02-09 Price Changed $1,500 MARMLS
• 2026-02-07 Price Changed $119,900 MARMLS
• 2026-01-29 Listed $120,000 MARMLS
• 2026-01-26 Price Changed $1,525 MARMLS
• 2025-11-26 Listed for Rent $1,550 MARMLS
• 2025-05-28 Listed $115,000 MARMLS
• 2025-05-13 Pending — MARMLS
• 2025-05-08 Listing Removed — MARMLS
• 2025-04-02 Listed $130,000 MARMLS
• 2025-03-29 Listing Removed — MARMLS
• 2025-03-20 Price Changed $130,000 MARMLS
• 2024-11-29 Relisted — MARMLS
• 2024-11-28 Pending — MARMLS
• 2024-10-29 Listed $148,000 MARMLS
• 2020-03-23 Sold (Public Records) $109,000 Public Records
• 2020-03-20 Sold (MLS) $109,000 MARMLS
• 2020-02-20 Pending — MARMLS
• 2020-01-30 Listed $112,500 MARMLS
• 2016-12-23 Sold (Public Records) $80,000 Public Records
• 2016-12-16 Sold (MLS) $80,000 MARMLS
• 2016-10-31 Pending — MARMLS
• 2016-04-11 Listed $82,500 MARMLS
• 2009-06-23 Sold (Public Records) $102,000 Public Records
• 2007-08-15 Sold (Public Records) $109,000 Public Records
• 1985-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,912 · +2.9% YoY. Source: county tax records.