1400 SW 137th Ave Unit 311F · Pembroke Pines, FL 33027

$164,800

1 bd · 1.5 ba · 1,056 sqft · Condo · 102 Days on market

Built 1995 $630/mo HOA · 30% of rent ↓ 35% since listing

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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).

• Cash flow +8.8/30.0
• 1% rule +7.5/10.0
• 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
• DSCR +2.4/10.0

Listing remarks

NEWEST SECTION AND THE BEST BUILDING IN THE ENTIRE COMMUNITY !!! "HIBISCUS MODEL" ; BRIGHT 1 BEDROOM; 1.5 BATHROOMS CONDO ON THE 3RD FLOOR; PRIVATE BALCONY ; WASHER AND DRYER; WALKING DISTANCE FROM THE FITNESS CENTER; SERENE LAKE VIEW; LAMINATED FLOORS. 55+ COMMUNITY OFFERING EXCELLENT AMENITIES. PRIME LOCATION NEAR UPSCALE SHOPPING & DINING. CONFORTABLE LIVING AT ITS BEST!

Key facts

• Private balcony
• Washer and dryer
• Laminated floors

Tags

• PRIVATE BALCONY
• WASHER AND DRYER
• SERENE LAKE VIEW
• LAMINATED FLOORS

Property features AI

Finance

• HOA & community: Monthly HOA with multiple amenities; On-site clubhouse and fitness center; Pool and sauna; Billiard room; Bocce ball and pickleball courts; Cafe/restaurant; Courtesy bus; Trash chute; Parking managed by association; HOA covers grounds and structure maintenance, pest control, sewer, trash, water, common areas, roof repairs, and pool service; Monthly HOA fee: $630; Senior community

Exterior

• Parking: Assigned parking
• Security: Security guard; Key card entry; Security fence; Smoke detectors
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium; Resale property; Third-floor entry; Four-story building; Building name: F
• Construction: CBS construction
• Exterior features: Screened porch; Fenced yard; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level (third-floor entry)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (11.9% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (11.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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+, 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); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $1k 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 102 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; 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 $145,148 (11.9% 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 102 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.25% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 6.6

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: -19.9%
• Equity multiple: 0.26×
• Total profit: $-34,095
• Equity at exit: $31,912

10-year hold

• IRR: -21.3%
• Equity multiple: -0.22×
• Total profit: $-56,391
• Equity at exit: $27,181

Cash invested: $46,144 (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: 549
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$864
• Tax est. 1.5%: −$206 /mo · $2,472/yr
• Insurance: −$69
• HOA: −$630
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-136

Break-even live

Break-even rent $2,239

Max offer price $145,148

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-79	+0% $-136	+5% $-193	+10% $-250
Rent	-10% $-299	-5% $-217	+0% $-136	+5% $-54	+10% $28
Rate	-1.0pp $-53	-0.5pp $-94	base $-136	+0.5pp $-179	+1.0pp $-222

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: $41,200
• Closing costs: $4,944
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	15d	2	0.12mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	4d	1	0.15mi
13455 SW 16th Ct Unit 306-F Pembroke Pines, FL	2.0	1.5	936	$2,000	$2.14	20d	1	0.17mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	26d	1	0.18mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	19d	1	0.18mi
1501 SW 134th Way Unit D304 Pembroke Pines, FL	2.0	2.0	1192	$2,395	$2.01	26d	1	0.20mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	6d	1	0.28mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	3d	2	0.33mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	9d	1	0.33mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	24d	2	0.38mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,200	$1.96	24d	2	0.41mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	7d	1	0.43mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	3d	2	0.45mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	22d	2	0.45mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	24d	1	0.45mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	26d	1	0.45mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	26d	1	0.46mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	26d	1	0.47mi
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	26d	1	0.47mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	9d	1	0.47mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	4d	1	0.48mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	26d	1	0.49mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	0d	1	0.50mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	24d	1	0.50mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	19d	1	0.50mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	7d	2	0.51mi
13055 SW 15th Ct Pembroke Pines, FL	1.0–2.0	1.5–2.0	1011	$1,750	$1.73	26d	2	0.51mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	16d	1	0.52mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	4d	1	0.52mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	26d	1	0.56mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	26d	1	0.57mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	9d	1	0.57mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	26d	1	0.57mi
13255 SW 7th Ct Pembroke Pines, FL	2.0	1.5	953	$1,825	$1.92	0d	2	0.58mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	16d	1	0.59mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	26d	1	0.61mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	26d	2	0.65mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,341	$2.24	0d	20	0.65mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,700	$1.83	12d	2	0.70mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$1,475	$1.59	26d	3	0.70mi

HOA detail condo

• Monthly dues: $630 · $7,560/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $164,800 Active 102 DOM
2. 2026-06-18
   days on market $164,800 Active 99 DOM
3. 2026-06-17
   days on market $164,800 Active 98 DOM
4. 2026-06-16
   days on market $164,800 Active 97 DOM
5. 2026-06-15
   days on market $164,800 Active 96 DOM
6. 2026-06-13
   days on market $164,800 Active 94 DOM
7. 2026-06-09
   days on market $164,800 Active 90 DOM
8. 2026-06-08
   days on market $164,800 Active 89 DOM
9. 2026-06-07
   days on market $164,800 Active 88 DOM
10. 2026-06-04
    days on market $164,800 Active 85 DOM
11. 2026-06-03
    days on market $164,800 Active 84 DOM
12. 2026-06-02
    days on market $164,800 Active 83 DOM
13. 2026-06-01
    days on market $164,800 Active 82 DOM
14. 2026-05-31
    days on market $164,800 Active 81 DOM
15. 2026-04-07
    price $164,800
16. 2026-02-17
    listed $167,500 Active
17. 2026-01-31
    historical
18. 2025-07-04
    price $200,000
19. 2025-05-13
    historical
20. 2025-04-21
    listed $219,900 Active
21. 2024-09-21
    price $229,327
22. 2024-08-14
    listed $253,327 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% 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: $24,806
• − Mortgage interest: −$9,231
• − Property taxes: −$2,472
• − Insurance: −$824
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$7,560
• − Depreciation: −$4,794
• Taxable loss: −$4,044
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $-659/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

-34.9% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $164,800 Beaches MLS
• 2026-02-17 Listed $167,500 Beaches MLS
• 2026-01-31 Listing Removed — MARMLS
• 2025-07-04 Price Changed $200,000 MARMLS
• 2025-05-13 Listing Removed — MARMLS
• 2025-04-21 Listed $219,900 MARMLS
• 2024-09-21 Price Changed $229,327 MARMLS
• 2024-08-14 Listed $253,327 MARMLS