701 SW 142nd Ave Unit 108S · Pembroke Pines, FL 33027

$260,000

2 bd · 2.0 ba · 1,207 sqft · Condo public records · 155 Days on market

Built 1998 $472/mo HOA · 19% 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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• 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 +1.9/10.0

Listing remarks

Rarely Available Remodeled 2BR/2BA First-Floor Condo – 1,200+ Sq Ft in Century Village! Spacious and beautifully remodeled 2 bedroom, 2 bathroom first-floor unit with over 1,200 sq ft of living space and an open layout. Enjoy a stunning modern kitchen and comfortable living in this rarely available condo located in Century Village, a premier 55+ community offering resort-style amenities: clubhouse, pools, fitness center, golf, tennis, shuttle service, and more. Conveniently located near major highways, shopping, and dining. Luxury 55+ living at its finest – don’t miss out! * * * * VACANT AND Easy to Show * * * * Motivated Seller * * * *

Key facts

• Fitness center
• Clubhouse
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• FIRST FLOOR UNIT
• RESORT STYLE AMENITIES
• CLUBHOUSE
• FITNESS CENTER
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association dues; Association fees include management, amenities, common areas, cable TV, internet, grounds and structure maintenance, pools, recreation facilities, reserves, sewer, security, trash and water; Community amenities include clubhouse, fitness center, hobby room, pickleball, pool, putting greens, spa/hot tub, tennis courts, trails, transportation service and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Two or more parking spaces
• Security: Complex fenced; Security guard
• Utilities: Water and sewer included in association; Cable TV and internet included in association
• Home design: Attached property; 4-story building; Entry on level 1; Updated / Remodeled
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Enclosed porch; Porch (screened); Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom located on the main level
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Breakfast area / Eat-in kitchen; Family/Dining room; Living/Dining room; First-floor entry; Main level primary bedroom; Bedroom on main level; Tub with shower; Walk-in closets
• Laundry & utility: Washer; Dryer; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (6.3% below list).
• Recommended offer: $210k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Pembroke Pines — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 38% 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 $2k 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 155 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,185 (19.2% 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 155 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.94% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 8.9

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: -20.6%
• Equity multiple: 0.23×
• Total profit: $-56,055
• Equity at exit: $50,346

10-year hold

• IRR: -20.2%
• Equity multiple: -0.22×
• Total profit: $-88,647
• Equity at exit: $42,883

Cash invested: $72,800 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 543
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$108
• HOA: −$472
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-282

Break-even live

Break-even rent $2,792

Max offer price $210,185

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	24d	1	0.05mi
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	24d	1	0.05mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	7d	1	0.05mi
943 SW 143rd Ter #2109 Pembroke Pines, FL	3.0	2.5	1390	$3,050	$2.19	20d	1	0.08mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	7d	1	0.10mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	24d	1	0.10mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	2d	1	0.11mi
1009 SW 144th Ave #2701 Pembroke Pines, FL	3.0	2.5	1396	$2,850	$2.04	24d	1	0.14mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.15mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	24d	1	0.15mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,982	$2.86	1d	21	0.17mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	1d	2	0.18mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	7d	1	0.18mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	3d	1	0.22mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	14d	1	0.27mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	2d	1	0.36mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	22d	1	0.36mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	17d	1	0.37mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	24d	1	0.39mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	22d	2	0.45mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	1d	2	0.47mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	20d	2	0.47mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.47mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	24d	1	0.47mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	24d	1	0.51mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.52mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	1	0.52mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	2d	1	0.53mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	14d	1	0.53mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	5d	2	0.54mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	24d	2	0.54mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	24d	3	0.55mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	10d	2	0.55mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	7d	1	0.55mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	24d	2	0.56mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	7d	1	0.56mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	14d	1	0.56mi
1401 SW 134th Way Unit C314 Pembroke Pines, FL	2.0	2.0	1044	$2,700	$2.59	24d	1	0.57mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	7d	1	0.58mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	24d	1	0.58mi

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $260,000 Active 155 DOM
2. 2026-06-17
   days on market $260,000 Active 154 DOM
3. 2026-06-16
   days on market $260,000 Active 153 DOM
4. 2026-06-15
   days on market $260,000 Active 152 DOM
5. 2026-06-13
   days on market $260,000 Active 150 DOM
6. 2026-06-09
   days on market $260,000 Active 146 DOM
7. 2026-06-07
   days on market $260,000 Active 144 DOM
8. 2026-06-04
   days on market $260,000 Active 141 DOM
9. 2026-06-03
   days on market $260,000 Active 140 DOM
10. 2026-06-02
    days on market $260,000 Active 139 DOM
11. 2026-06-01
    days on market $260,000 Active 138 DOM
12. 2026-05-31
    days on market $260,000 Active 137 DOM
13. 2026-05-15
    price $260,000
14. 2026-01-14
    listed $295,000 Active
15. 2025-12-23
    historical
16. 2025-09-23
    listed $295,000 Active
17. 2025-07-01
    price $299,000
18. 2025-06-03
    price $300,000
19. 2025-05-07
    price $305,000
20. 2025-04-01
    status Active
21. 2024-08-14
    price $315,000
22. 2024-05-20
    price $320,000
23. 2024-04-22
    price $325,000
24. 2024-03-26
    listed $330,000 Active
25. 2024-03-04
    historical
26. 2024-02-10
    price $320,000
27. 2024-01-06
    listed $330,000 Active
28. 2023-09-01
    soldstatus $325,000
29. 2023-08-31
    soldstatus $325,000 Closed
30. 2023-08-09
    status Pending
31. 2023-08-01
    listed $320,000 Active
32. 2023-06-09
    soldstatus $205,000
33. 1997-05-21
    soldstatus $76,100

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,144 · $262/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $29,222
• − Mortgage interest: −$14,564
• − Property taxes: −$3,144
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$5,664
• − Depreciation: −$7,564
• Taxable loss: −$7,689
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-1,539/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

+241.7% since first listed

21 events — show timeline

• 2026-05-15 Price Changed $260,000 MARMLS
• 2026-01-14 Listed $295,000 MARMLS
• 2025-12-23 Listing Removed — MARMLS
• 2025-09-23 Listed $295,000 MARMLS
• 2025-07-01 Price Changed $299,000 MARMLS
• 2025-06-03 Price Changed $300,000 MARMLS
• 2025-05-07 Price Changed $305,000 MARMLS
• 2025-04-01 Relisted — MARMLS
• 2024-08-14 Price Changed $315,000 MARMLS
• 2024-05-20 Price Changed $320,000 MARMLS
• 2024-04-22 Price Changed $325,000 MARMLS
• 2024-03-26 Listed $330,000 MARMLS
• 2024-03-04 Listing Removed — MARMLS
• 2024-02-10 Price Changed $320,000 MARMLS
• 2024-01-06 Listed $330,000 MARMLS
• 2023-09-01 Sold (Public Records) $325,000 Public Records
• 2023-08-31 Sold (MLS) $325,000 MARMLS
• 2023-08-09 Pending — MARMLS
• 2023-08-01 Listed $320,000 MARMLS
• 2023-06-09 Sold (Public Records) $205,000 Public Records
• 1997-05-21 Sold (Public Records) $76,100 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,144 · -9.8% YoY. Source: county tax records.