111 S Hollybrook Dr #107 · Pembroke Pines, FL 33025

$178,000

2 bd · 2.0 ba · 1,459 sqft · Condo public records · 297 Days on market

Built 1985

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED FOR QUICK SALE! Well kept ground floor 2 bedroom condo in phase 6. Clean - ready to move in. Access to pool from patio. Carpet and tile. Partly furnished. 3 Ceiling fans. Wrol-up storm shutters. Patio extends to livingroom and bedroom. shows very nicely. Assumable service contract. Paid up rec lease. Free golf , 14 tennis courts, 7 pools, theater, fitness center, restaurant , 24 hr security, . Fifty five Plus community. * * * IMPORTANT! See Broker Remarks below for occupancy qualifications.

Key facts

• Exercise room
• Large eat-in-kitchen
• Walk-in closets

Tags

• NEWER CERAMIC TILE
• LARGE EAT-IN-KITCHEN
• WALK-IN CLOSETS
• ACCESS TO THE POOL
• EXERCISE ROOM
• ELECTRIC CAR CHARGING STATION

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions
• HOA & community: Quarterly association fees; Association fees cover cable TV, golf, insurance, ground and structure maintenance, recreation facilities, reserve fund, roof, sewer, security, trash and water; Community amenities include clubhouse, fitness center, billiard room, hobby room, library, barbecue and picnic areas, pickleball, putting green, shuffleboard court, storage, tennis courts, transportation service, vehicle wash area, elevators and pool; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Security guard; Security/high-impact doors; Complex fenced
• Utilities: Central heating and cooling; Electric water heater
• Home design: Attached property; 3 stories; Entry on level 1; Resale property
• Construction: Block construction
• Exterior features: Enclosed porch; Screened porch; Security/high-impact doors; Complex is fenced; Security guard; Association pool

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Refrigerator; Icemaker; Dishwasher
• Bedrooms: Bedroom measuring 13 x 12; Room measuring 15 x 13.5
• Flooring: Ceramic tile; Slate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; First-floor entry; Handicap access; Split bedrooms; Walk-in closets; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (-0.9%/yr); 438 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 297 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $56k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,783
• Equity at exit: $26,540

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $35,718
• Equity at exit: $15,390

Cash invested: $49,840 (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 33025

• Rents YoY: -0.9%
• Active inventory: 438
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$933
• Tax from tax record: −$223 /mo · $2,676/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $686

Break-even live

Break-even rent $1,558

Max offer price $178,000

Occupancy floor 67%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 S Hollybrook Dr #205 Pembroke Pines, FL	2.0	2.0	1570	$3,000	$1.91	24d	1	0.08mi
400 S Hollybrook Dr #202 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.19mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	24d	1	0.20mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	22d	1	0.20mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	4d	1	0.20mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	3d	1	0.24mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	24d	1	0.25mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	24d	1	0.25mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	0.27mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	7d	1	0.27mi
8960 S Hollybrook Blvd #301 Pembroke Pines, FL	2.0	2.0	1170	$2,800	$2.39	4d	1	0.27mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	3d	1	0.28mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	24d	1	0.28mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	24d	1	0.29mi
671 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.29mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	12d	1	0.30mi
8830 NW 3rd St Pembroke Pines, FL	3.0	2.0	1543	$4,000	$2.59	22d	1	0.30mi
8830 NW 3rd St Pembroke Pines, FL	3.0	2.0	1543	$4,000	$2.59	4d	1	0.30mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	24d	1	0.30mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$2,095	$2.66	5d	2	0.31mi
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	24d	1	0.33mi
9615 NW 1st Ct Unit 10-202 Pembroke Pines, FL	3.0	2.0	1247	$2,550	$2.04	24d	1	0.35mi
9615 NW 1st Ct Unit 10-202 Pembroke Pines, FL	3.0	2.0	1247	$2,550	$2.04	15d	1	0.35mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	22d	2	0.35mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	18d	1	0.35mi
9610 NW 2nd St Unit 8-203 Pembroke Pines, FL	2.0	2.0	1000	$2,250	$2.25	24d	1	0.35mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	24d	1	0.36mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	5d	1	0.37mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	4d	1	0.39mi
8940 S Hollybrook Blvd Pembroke Pines, FL	2.0	2.0	1170	$1,725	$1.47	22d	2	0.40mi
811 S Hollybrook Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$2,500	$2.14	24d	1	0.41mi
9630 NW 2nd St Unit 6-308 Pembroke Pines, FL	3.0	2.0	1247	$2,700	$2.17	24d	1	0.41mi
820 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$2,900	$2.48	24d	1	0.42mi
9620 NW 2nd St Unit 7-106 Pembroke Pines, FL	3.0	2.0	1247	$2,600	$2.09	7d	1	0.43mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	24d	1	0.44mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	5d	1	0.44mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$2,000	$1.93	4d	2	0.44mi
9640 NW 2nd St Unit 208 Pembroke Pines, FL	3.0	2.0	1247	$2,500	$2.00	14d	1	0.46mi
9640 NW 2nd St Unit 208 Pembroke Pines, FL	3.0	2.0	1247	$2,500	$2.00	15d	1	0.46mi
9645 NW 1st Ct Unit 1-303 Pembroke Pines, FL	2.0	2.0	1000	$2,390	$2.39	20d	1	0.48mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $178,000 Active 297 DOM
2. 2026-06-17
   days on market $178,000 Active 296 DOM
3. 2026-06-16
   days on market $178,000 Active 295 DOM
4. 2026-06-15
   days on market $178,000 Active 294 DOM
5. 2026-06-13
   days on market $178,000 Active 292 DOM
6. 2026-06-09
   days on market $178,000 Active 288 DOM
7. 2026-06-07
   pricedays on market $178,000 Active 286 DOM
8. 2026-06-04
   days on market $183,000 Active 283 DOM
9. 2026-06-03
   days on market $183,000 Active 282 DOM
10. 2026-06-02
    days on market $183,000 Active 281 DOM
11. 2026-06-01
    days on market $183,000 Active 280 DOM
12. 2026-05-31
    days on market $183,000 Active 279 DOM
13. 2026-05-11
    price $183,000
14. 2026-04-08
    price $189,000
15. 2026-02-20
    price $199,000
16. 2026-01-05
    price $212,000
17. 2025-08-24
    listed $234,000 Active
18. 2021-02-04
    soldstatus $140,000
19. 2008-05-13
    soldstatus $140,000 506-char remark

    Show marketing remark (506 chars)

    PRICED FOR QUICK SALE! Well kept ground floor 2 bedroom condo in phase 6. Clean - ready to move in. Access to pool from patio. Carpet and tile. Partly furnished. 3 Ceiling fans. Wrol-up storm shutters. Patio extends to livingroom and bedroom. shows very nicely. Assumable service contract. Paid up rec lease. Free golf , 14 tennis courts, 7 pools, theater, fitness center, restaurant , 24 hr security, . Fifty five Plus community. * * * IMPORTANT! See Broker Remarks below for occupancy qualifications.

20. 2008-01-14
    listed $144,900 506-char remark

    Show marketing remark (506 chars)

    PRICED FOR QUICK SALE! Well kept ground floor 2 bedroom condo in phase 6. Clean - ready to move in. Access to pool from patio. Carpet and tile. Partly furnished. 3 Ceiling fans. Wrol-up storm shutters. Patio extends to livingroom and bedroom. shows very nicely. Assumable service contract. Paid up rec lease. Free golf , 14 tennis courts, 7 pools, theater, fitness center, restaurant , 24 hr security, . Fifty five Plus community. * * * IMPORTANT! See Broker Remarks below for occupancy qualifications.

ⓘ 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: $2,676 · $223/mo
• Projected year-2 tax: $2,676 · $223/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 ≥105°F today · 27 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: $29,116
• − Mortgage interest: −$9,971
• − Property taxes: −$2,676
• − Insurance: −$890
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$5,178
• Taxable income: $5,742
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $6,856/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.

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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+26.3% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $183,000 MARMLS
• 2026-04-08 Price Changed $189,000 MARMLS
• 2026-02-20 Price Changed $199,000 MARMLS
• 2026-01-05 Price Changed $212,000 MARMLS
• 2025-08-24 Listed $234,000 MARMLS
• 2021-02-04 Sold (Public Records) $140,000 Public Records
• 2008-05-13 Sold (MLS) $140,000 MARMLS
• 2008-01-14 Listed $144,900 MARMLS

Property tax history

+12.2%/yr

Latest (2025): $2,676 · -0.6% YoY. Source: county tax records.