13300 SW 1st St Unit 112O · Pembroke Pines, FL 33027

$120,000

1 bd · 2.0 ba · 811 sqft · Condo public records · 142 Days on market

Built 1985 $764/mo HOA · 42% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• 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 +0.2/10.0

Listing remarks

Very cozy 1 bedroom 1 1/2 bathroom very ample apartment, located on the spectacular New Hampton at Century Village Condominium, a Senior Community 55 and older definitely Best Community in South Florida located in the heart of Pembroke Pines it offers plenty of amenity such as Indoor Pool, Gym, Theater, Tennis Court , Medical Facilities and much more do not miss the opportunity to own it

Key facts

• Theater
• Tennis court
• Gym

Tags

• INDOOR POOL
• GYM
• THEATER
• TENNIS COURT

Property features AI

Finance

• Financial info: Pets allowed with restrictions (conditional)
• HOA & community: Monthly association fee; Association fee covers amenities, golf, and grounds maintenance; Community amenities include billiard room, clubhouse, elevator(s), fitness center, golf course, laundry, pool, and transportation service; Located in a golf course community; Senior community

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Gated/secured community features (fenced complex and security guard)
• Utilities: Cooling provided by wall/window unit(s)
• Home design: 3-story building; Entry on level 1; Resale property
• Construction: Block construction
• Exterior features: Heated pool; Complex is fenced; On-site security guard; Property attached (attached unit)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (35.4% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $78k (35.4% below list) — sets the bar for cash-flow.

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 $830 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 142 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,574 (35.4% 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 142 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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: 1.51% ✓
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 5.5

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: -28.8%
• Equity multiple: -0.03×
• Total profit: $-34,495
• Equity at exit: $23,237

10-year hold

• IRR: -39.6%
• Equity multiple: -0.89×
• Total profit: $-63,611
• Equity at exit: $19,792

Cash invested: $33,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$629
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$50
• HOA: −$764
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-240

Break-even live

Break-even rent $2,121

Max offer price $77,574

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-206	+0% $-240	+5% $-274	+10% $-308
Rent	-10% $-384	-5% $-312	+0% $-240	+5% $-168	+10% $-97
Rate	-1.0pp $-180	-0.5pp $-210	base $-240	+0.5pp $-271	+1.0pp $-303

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	22d	2	0.01mi
100 SW 132nd Way Unit 303K Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	16d	1	0.02mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	3d	2	0.03mi
101 SW 132nd Way Unit 315J Pembroke Pines, FL	1.0	1.5	811	$1,600	$1.97	19d	1	0.06mi
101 SW 132nd Way Unit 415J Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	8d	1	0.06mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	22d	2	0.06mi
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,550	$1.76	5d	2	0.07mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	25d	1	0.13mi
13401 NW 5th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1126	$2,715	$2.41	2d	13	0.14mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	25d	2	0.16mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,500	$1.70	8d	2	0.17mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	22d	1	0.17mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	8d	1	0.18mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,475	$1.59	25d	3	0.18mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,700	$1.83	11d	2	0.18mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	25d	1	0.20mi
250 NW 130th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1123	$2,248	$2.00	3d	16	0.20mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	6d	2	0.20mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	25d	2	0.20mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	3d	1	0.23mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	25d	1	0.33mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	8d	1	0.35mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	25d	1	0.35mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	25d	1	0.37mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	15d	1	0.39mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	3d	1	0.39mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	22d	1	0.40mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	25d	1	0.44mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	25d	1	0.44mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.44mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	2d	2	0.45mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	21d	2	0.45mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	25d	1	0.45mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	25d	1	0.46mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	18d	1	0.47mi
13651 NW 4th St Pembroke Pines, FL	1.0–3.0	1.5–3.0	1187	$2,398	$2.02	3d	15	0.47mi
12750 SW 4th Ct Unit 114J Pembroke Pines, FL	1.0	1.0	840	$1,950	$2.32	25d	1	0.49mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	25d	1	0.49mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	6d	1	0.49mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$1,750	$1.49	6d	3	0.50mi

HOA detail condo

• Monthly dues: $764 · $9,168/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $120,000 Active 142 DOM
2. 2026-06-17
   days on market $120,000 Active 141 DOM
3. 2026-06-16
   days on market $120,000 Active 140 DOM
4. 2026-06-15
   days on market $120,000 Active 139 DOM
5. 2026-06-13
   days on market $120,000 Active 137 DOM
6. 2026-06-09
   days on market $120,000 Active 133 DOM
7. 2026-06-07
   days on market $120,000 Active 131 DOM
8. 2026-06-04
   days on market $120,000 Active 128 DOM
9. 2026-06-03
   days on market $120,000 Active 127 DOM
10. 2026-06-02
    days on market $120,000 Active 126 DOM
11. 2026-06-01
    days on market $120,000 Active 125 DOM
12. 2026-05-31
    days on market $120,000 Active 124 DOM
13. 2026-05-07
    status Active
14. 2026-01-06
    listed $120,000 Active
15. 2026-01-02
    historical
16. 2025-08-13
    price $120,000
17. 2025-06-26
    historical $1,500
18. 2025-06-03
    status Active
19. 2025-06-03
    price $130,000
20. 2025-06-02
    historical
21. 2025-03-28
    price $140,000
22. 2025-03-19
    listed $1,600
23. 2025-03-08
    historical $1,600
24. 2025-02-28
    listed $1,600
25. 2024-11-25
    listed $145,000 Active
26. 2019-08-27
    historical
27. 2019-08-08
    listed $100,000 Active
28. 2018-02-21
    soldstatus $75,000
29. 2018-02-02
    soldstatus $75,000 Sold
30. 2018-01-02
    status Pending
31. 2017-12-13
    listed $75,000 Active
32. 2003-07-28
    soldstatus $59,000
33. 1994-10-06
    soldstatus $39,000
34. 1985-04-01
    soldstatus $33,500

ⓘ 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: $2,788 · $232/mo
• Projected year-2 tax: $2,788 · $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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $21,804
• − Mortgage interest: −$6,722
• − Property taxes: −$2,788
• − Insurance: −$600
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − HOA: −$9,168
• − Depreciation: −$3,491
• Taxable loss: −$4,453
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $-1,813/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

+258.2% since first listed

22 events — show timeline

• 2026-05-07 Relisted — MARMLS
• 2026-01-06 Listed $120,000 MARMLS
• 2026-01-02 Listing Removed — MARMLS
• 2025-08-13 Price Changed $120,000 MARMLS
• 2025-06-26 Rental Removed $1,500 MARMLS
• 2025-06-03 Relisted — MARMLS
• 2025-06-03 Price Changed $130,000 MARMLS
• 2025-06-02 Listing Removed — MARMLS
• 2025-03-28 Price Changed $140,000 MARMLS
• 2025-03-19 Listed for Rent $1,600 MARMLS
• 2025-03-08 Rental Removed $1,600 MARMLS
• 2025-02-28 Listed for Rent $1,600 MARMLS
• 2024-11-25 Listed $145,000 MARMLS
• 2019-08-27 Listing Removed — MARMLS
• 2019-08-08 Listed $100,000 MARMLS
• 2018-02-21 Sold (Public Records) $75,000 Public Records
• 2018-02-02 Sold (MLS) $75,000 MARMLS
• 2018-01-02 Pending — MARMLS
• 2017-12-13 Listed $75,000 MARMLS
• 2003-07-28 Sold (Public Records) $59,000 Public Records
• 1994-10-06 Sold (Public Records) $39,000 Public Records
• 1985-04-01 Sold (Public Records) $33,500 Public Records

Property tax history

+17.0%/yr

Latest (2025): $2,788 · +0.1% YoY. Source: county tax records.