1100 Saint Charles Pl #310 · Pembroke Pines, FL 33026

$185,000

3 bd · 2.0 ba · 1,475 sqft · Condo public records · 176 Days on market

Built 1979 $949/mo HOA · 35% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Park Place Condos, where you can enjoy expansive open views and nearby golf courses, including Golf Park and Pembroke Lakes Golf. WASHER & DRYER IN THE COMMUNITY + SELLERS' ARE MOTIVATED TO SELL. WILLIGNG TO GIVE CREDIT AT CLOSING. You’re just minutes away from The Home Depot, Walmart Supercenter, the Hard Rock Hotel & Casino, Pembroke Lakes Mall, and Fort Lauderdale–Hollywood International Airport. Agents, kindly show the property!!

Key facts

• Expansive open views
• Nearby golf courses
• $949 HOA

Tags

• EXPANSIVE OPEN VIEWS
• NEARBY GOLF COURSES

Property features AI

Finance

• Financial info: Leasing considered; Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, pickleball, pool, elevators; Association fee covers amenities, common areas, laundry, grounds maintenance, structure maintenance, recreation facilities, roof, security; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Complex fenced; Doorman; Intercom; Secured lobby; Security guard
• Utilities: Association pool
• Home design: Condo/attached property; 8-story building; Entry on level 3; Has property attached
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio

Interior

• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Furnished; Elevator; Other interior features
• Laundry & utility: Common area laundry; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $58 ($697/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 rising (+1.6%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 36% of the median local income ($89k/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 $6k 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 176 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.46% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-29,548
• Equity at exit: $27,584

10-year hold

• IRR: -12.1%
• Equity multiple: 0.34×
• Total profit: $-33,971
• Equity at exit: $15,995

Cash invested: $51,800 (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 33026

• Rents YoY: 1.6%
• Active inventory: 228
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,697 high
• Mortgage (P&I): −$970
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$77
• HOA: −$949
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $58

Break-even live

Break-even rent $2,624

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $163	-5% $110	+0% $58	+5% $6	+10% $-47
Rent	-10% $-155	-5% $-48	+0% $58	+5% $165	+10% $271
Rate	-1.0pp $151	-0.5pp $105	base $58	+0.5pp $10	+1.0pp $-39

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.05mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	6d	1	0.17mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	12d	1	0.17mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	5d	1	0.19mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	4d	1	0.19mi
10408 NW 8th St Pembroke Pines, FL	2.0	2.0	932	$2,100	$2.25	26d	1	0.21mi
716 NW 103rd Ter #203 Pembroke Pines, FL	2.0	2.0	932	$2,200	$2.36	26d	1	0.22mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	9d	1	0.27mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	4d	1	0.27mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	26d	1	0.27mi
1400 Saint Charles Pl #713 Pembroke Pines, FL	2.0	2.0	1260	$2,000	$1.59	18d	1	0.27mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	17d	1	0.27mi
741 NW 105th Ter Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	15d	1	0.30mi
353 NW 103rd Ter Pembroke Pines, FL	2.0	2.5	1218	$2,750	$2.26	0d	1	0.34mi
10609 NW 8th St Pembroke Pines, FL	2.0	2.5	1224	$2,700	$2.21	16d	1	0.38mi
730 NW 106th Ave #730 Pembroke Pines, FL	2.0	2.5	1224	$2,550	$2.08	26d	1	0.40mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	16d	1	0.40mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	26d	1	0.40mi
730 NW 106th Ter #730 Pembroke Pines, FL	2.0	2.5	1224	$2,500	$2.04	26d	1	0.43mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	23d	1	0.44mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	9d	1	0.46mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	22d	1	0.46mi
1168 NW 97th Ave #232 Pembroke Pines, FL	2.0	2.5	1214	$2,650	$2.18	15d	1	0.46mi
1430 W Sandpiper Cir Pembroke Pines, FL	3.0	2.5	1773	$3,116	$1.76	0d	1	0.47mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	26d	1	0.49mi
1561 NW 98th Ave #1561 Pembroke Pines, FL	2.0	2.0	1060	$2,500	$2.36	14d	1	0.50mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,000	$2.14	0d	1	0.52mi
1211 E Golfview Dr Pembroke Pines, FL	3.0	2.0	1511	$3,300	$2.18	26d	1	0.54mi
9741 NW 5th St Unit 9741 Pembroke Pines, FL	3.0	2.0	1574	$3,300	$2.10	16d	1	0.55mi
201 NW 106th Ter Pembroke Pines, FL	3.0	2.5	1332	$3,200	$2.40	26d	1	0.56mi
201 NW 106th Ter Pembroke Pines, FL	3.0	2.5	1332	$3,200	$2.40	19d	1	0.56mi
10630 NW 1st St #10630 Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	23d	1	0.59mi
9732 NW 15th St #306 Pembroke Pines, FL	2.0	2.5	1214	$2,650	$2.18	22d	1	0.59mi
239 NW 107th Ave Pembroke Pines, FL	3.0	2.5	1821	$3,750	$2.06	26d	1	0.61mi
1660 W Golfview Dr Pembroke Pines, FL	3.0	2.5	1672	$3,400	$2.03	12d	1	0.65mi
120 NW 108th Ter Pembroke Pines, FL	1.0–3.0	1.0–2.0	1101	$2,939	$2.67	0d	10	0.72mi
9650 NW 2nd St Unit 4-304 Pembroke Pines, FL	2.0	2.0	1000	$2,400	$2.40	9d	1	0.72mi
9645 NW 1st Ct Pembroke Pines, FL	2.0	2.0	1000	$2,332	$2.33	26d	2	0.75mi
9640 NW 2nd St Unit 208 Pembroke Pines, FL	3.0	2.0	1247	$2,500	$2.00	15d	1	0.75mi
9640 NW 2nd St Unit 208 Pembroke Pines, FL	3.0	2.0	1247	$2,500	$2.00	16d	1	0.75mi

HOA detail condo

• Monthly dues: $949 · $11,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-04
   days on market $185,000 Active 176 DOM
2. 2026-06-03
   days on market $185,000 Active 175 DOM
3. 2026-06-02
   days on market $185,000 Active 174 DOM
4. 2026-06-01
   days on market $185,000 Active 173 DOM
5. 2026-05-31
   days on market $185,000 Active 172 DOM
6. 2026-04-27
   status Active
7. 2026-04-27
   historical
8. 2026-04-17
   price $185,000
9. 2026-03-24
   price $215,000
10. 2026-01-18
    price $230,000
11. 2025-12-10
    listed $260,000 Active
12. 2004-11-23
    soldstatus $142,000
13. 2001-10-22
    soldstatus $85,000
14. 1980-02-01
    soldstatus $56,900

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$616/yr (+$51/mo · 67.1%)

ⓘ 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 · 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: $32,369
• − Mortgage interest: −$10,363
• − Property taxes: −$919
• − Insurance: −$925
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − HOA: −$11,388
• − Depreciation: −$5,382
• Taxable loss: −$1,787
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,126/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): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 41% White 35% Two or more races 23% Black 15% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 52% English-only · Spanish 35% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -248.72%
• Current HPI: 380.7596
• Rent YoY: ▲ 1.58%
• 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

+225.1% since first listed

9 events — show timeline

• 2026-04-27 Relisted — MARMLS
• 2026-04-27 Listing Removed — MARMLS
• 2026-04-17 Price Changed $185,000 MARMLS
• 2026-03-24 Price Changed $215,000 MARMLS
• 2026-01-18 Price Changed $230,000 MARMLS
• 2025-12-10 Listed $260,000 MARMLS
• 2004-11-23 Sold (Public Records) $142,000 Public Records
• 2001-10-22 Sold (Public Records) $85,000 Public Records
• 1980-02-01 Sold (Public Records) $56,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $919 · +1.4% YoY. Source: county tax records.