671 S Hollybrook Dr #104 · Pembroke Pines, FL 33025

$125,000

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 89 Days on market

Built 1974 $707/mo HOA · 32% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

HOA FEE $1,366 PAID QUARTERLY AND REC FEE OF $689 PAID QUARTERLY FIRST FLOOR 2 BEDROOMS/ 2 BATHS UNIT, SCREENED IN PATIO WITH VIEW OF GOLF COURSE. ONE ASSIGNED PARKING + LOTS OF GUESS PARKING. NEEDS TLC TO MAKE UNIT SHINE. COMMUNITY OFFERS SHUTTER SERVICES. EXCELLENT LOCATION CLOSE TO GREAT HOSPITALS. 24x 7 SECURITY, AMENITIES INCLUDE WATER, EXTENDED CABLE, RESTAURANT ON SITE, FITNESS CENTER, BILLIARDS, 7 HEATED POOLS, BARBECUE AREA, 14 TENNIS COURTS, ARTS & CRAFTS, LIBRARY, THEATER, 18 HOLE & 9 HOLE GOLF WITH PRO ON SITE AND NO GREEN FEES FOR RESIDENTS! SMALL PETS ALLOWED. MAY RENT AFTER 9 MONTHS. THIS IS A 55+ COMMUNITY.

Key facts

• Private porch
• 14 tennis courts
• First-floor condo

Tags

• FIRST-FLOOR CONDO
• PRIVATE PORCH
• GOLF COURSE VIEWS
• 14 TENNIS COURTS
• 7 HEATED POOLS
• SAUNA

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Quarterly association fee of $2,120 and an additional monthly fee of $235; Association covers insurance, internet, laundry, grounds maintenance, structure maintenance, pool(s), roof, sewer, security, trash and water; Community amenities include clubhouse, fitness center, pool, tennis courts, pickleball, billiard room, library, community kitchen, barbecue and picnic areas, laundry facilities and elevators; Senior community; 1,912 units in the community

Exterior

• Parking: Attached garage with 1 covered space
• Security: Complex fenced; Security guard
• Utilities: Cable available; Municipal water and sewer (standard community services)
• Home design: Condo/attached property; 3-story building; Faces south; Entry located at unit 104; Entry level 104
• Construction: Block construction; Effective year built
• Exterior features: Barbecue area; Tennis court(s); On golf course; Exterior lighting

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Accessible elevator installed; First-floor entry; Living/dining room; Dual sinks; Split bedroom layout; Walk-in closet(s); Bedroom on main level; Elevator
• Laundry & utility: Common area laundry; Laundry room; Storage room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (-0.9%/yr); 446 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $864 of loan paydown is wiped out by about $4k 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 89 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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 $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.79% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 4.7

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: -16.1%
• Equity multiple: 0.46×
• Total profit: $-19,061
• Equity at exit: $18,638

10-year hold

• IRR: -23.7%
• Equity multiple: 0.13×
• Total profit: $-30,488
• Equity at exit: $10,808

Cash invested: $35,000 (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: 446
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$656
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$52
• HOA: −$707
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $113

Break-even live

Break-even rent $2,089

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $184	-5% $149	+0% $113	+5% $78	+10% $43
Rent	-10% $-63	-5% $25	+0% $113	+5% $202	+10% $290
Rate	-1.0pp $176	-0.5pp $145	base $113	+0.5pp $81	+1.0pp $48

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	26d	1	0.02mi
8960 S Hollybrook Blvd #301 Pembroke Pines, FL	2.0	2.0	1170	$2,800	$2.39	6d	1	0.06mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	26d	1	0.07mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	9d	1	0.08mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	26d	1	0.08mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	26d	1	0.13mi
400 S Hollybrook Dr #202 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	26d	1	0.13mi
811 S Hollybrook Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$2,500	$2.14	26d	1	0.13mi
8940 S Hollybrook Blvd Pembroke Pines, FL	2.0	2.0	1170	$1,725	$1.47	23d	2	0.14mi
820 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$2,900	$2.48	26d	1	0.15mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	26d	1	0.18mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	7d	1	0.18mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$2,000	$1.93	6d	2	0.20mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	26d	1	0.23mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.23mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	5d	1	0.24mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	23d	1	0.24mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	26d	1	0.25mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	5d	1	0.26mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$2,095	$2.66	7d	2	0.30mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.30mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	26d	1	0.30mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	26d	1	0.31mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	23d	2	0.31mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	20d	1	0.32mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.34mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	26d	1	0.34mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.35mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	26d	1	0.36mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	26d	1	0.36mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.37mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	26d	1	0.39mi
9800 N Hollybrook Lake Dr Unit 9-303 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	26d	1	0.41mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	26d	1	0.41mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	16d	1	0.41mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	0d	1	0.42mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	7d	1	0.42mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	19d	1	0.42mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	6d	1	0.43mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	26d	1	0.45mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Likely covers: watercablepoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $125,000 Active 89 DOM
2. 2026-06-18
   days on market $125,000 Active 86 DOM
3. 2026-06-17
   days on market $125,000 Active 85 DOM
4. 2026-06-16
   days on market $125,000 Active 84 DOM
5. 2026-06-15
   days on market $125,000 Active 83 DOM
6. 2026-06-13
   days on market $125,000 Active 81 DOM
7. 2026-06-09
   days on market $125,000 Active 77 DOM
8. 2026-06-08
   days on market $125,000 Active 76 DOM
9. 2026-06-07
   days on market $125,000 Active 75 DOM
10. 2026-06-04
    days on market $125,000 Active 72 DOM
11. 2026-06-03
    days on market $125,000 Active 71 DOM
12. 2026-06-02
    days on market $125,000 Active 70 DOM
13. 2026-06-01
    days on market $125,000 Active 69 DOM
14. 2026-05-31
    days on market $125,000 Active 68 DOM
15. 2026-03-24
    listed $125,000 Active
16. 2026-03-19
    listed $2,500
17. 2026-02-15
    historical $2,500
18. 2025-09-20
    listed $2,500
19. 2025-09-06
    historical $2,600
20. 2025-05-27
    listed $2,600
21. 2024-12-23
    historical $2,300
22. 2024-11-13
    listed $2,300
23. 2024-11-04
    historical $2,300
24. 2024-09-27
    listed $2,300
25. 2024-09-23
    historical $2,300
26. 2024-08-09
    listed $2,300
27. 2024-07-20
    historical $2,300
28. 2024-07-03
    listed $2,300
29. 2024-06-21
    historical $2,300
30. 2024-06-21
    listed $2,300
31. 2023-07-31
    historical
32. 2019-04-24
    soldstatus $59,000
33. 2019-04-19
    soldstatus $59,000 Sold 643-char remark

    Show marketing remark (643 chars)

    HOA FEE $1,366 PAID QUARTERLY AND REC FEE OF $689 PAID QUARTERLY FIRST FLOOR 2 BEDROOMS/ 2 BATHS UNIT, SCREENED IN PATIO WITH VIEW OF GOLF COURSE. ONE ASSIGNED PARKING + LOTS OF GUESS PARKING. NEEDS TLC TO MAKE UNIT SHINE. COMMUNITY OFFERS SHUTTER SERVICES. EXCELLENT LOCATION CLOSE TO GREAT HOSPITALS. 24x 7 SECURITY, AMENITIES INCLUDE WATER, EXTENDED CABLE, RESTAURANT ON SITE, FITNESS CENTER, BILLIARDS, 7 HEATED POOLS, BARBECUE AREA, 14 TENNIS COURTS, ARTS & CRAFTS, LIBRARY, THEATER, 18 HOLE & 9 HOLE GOLF WITH PRO ON SITE AND NO GREEN FEES FOR RESIDENTS! SMALL PETS ALLOWED. MAY RENT AFTER 9 MONTHS. THIS IS A 55+ COMMUNITY.

34. 2019-03-15
    status Backup Contract 643-char remark

    Show marketing remark (643 chars)

    HOA FEE $1,366 PAID QUARTERLY AND REC FEE OF $689 PAID QUARTERLY FIRST FLOOR 2 BEDROOMS/ 2 BATHS UNIT, SCREENED IN PATIO WITH VIEW OF GOLF COURSE. ONE ASSIGNED PARKING + LOTS OF GUESS PARKING. NEEDS TLC TO MAKE UNIT SHINE. COMMUNITY OFFERS SHUTTER SERVICES. EXCELLENT LOCATION CLOSE TO GREAT HOSPITALS. 24x 7 SECURITY, AMENITIES INCLUDE WATER, EXTENDED CABLE, RESTAURANT ON SITE, FITNESS CENTER, BILLIARDS, 7 HEATED POOLS, BARBECUE AREA, 14 TENNIS COURTS, ARTS & CRAFTS, LIBRARY, THEATER, 18 HOLE & 9 HOLE GOLF WITH PRO ON SITE AND NO GREEN FEES FOR RESIDENTS! SMALL PETS ALLOWED. MAY RENT AFTER 9 MONTHS. THIS IS A 55+ COMMUNITY.

35. 2018-11-26
    price $73,900 643-char remark

    Show marketing remark (643 chars)

    HOA FEE $1,366 PAID QUARTERLY AND REC FEE OF $689 PAID QUARTERLY FIRST FLOOR 2 BEDROOMS/ 2 BATHS UNIT, SCREENED IN PATIO WITH VIEW OF GOLF COURSE. ONE ASSIGNED PARKING + LOTS OF GUESS PARKING. NEEDS TLC TO MAKE UNIT SHINE. COMMUNITY OFFERS SHUTTER SERVICES. EXCELLENT LOCATION CLOSE TO GREAT HOSPITALS. 24x 7 SECURITY, AMENITIES INCLUDE WATER, EXTENDED CABLE, RESTAURANT ON SITE, FITNESS CENTER, BILLIARDS, 7 HEATED POOLS, BARBECUE AREA, 14 TENNIS COURTS, ARTS & CRAFTS, LIBRARY, THEATER, 18 HOLE & 9 HOLE GOLF WITH PRO ON SITE AND NO GREEN FEES FOR RESIDENTS! SMALL PETS ALLOWED. MAY RENT AFTER 9 MONTHS. THIS IS A 55+ COMMUNITY.

36. 2018-11-09
    price $77,500 643-char remark

    Show marketing remark (643 chars)

    HOA FEE $1,366 PAID QUARTERLY AND REC FEE OF $689 PAID QUARTERLY FIRST FLOOR 2 BEDROOMS/ 2 BATHS UNIT, SCREENED IN PATIO WITH VIEW OF GOLF COURSE. ONE ASSIGNED PARKING + LOTS OF GUESS PARKING. NEEDS TLC TO MAKE UNIT SHINE. COMMUNITY OFFERS SHUTTER SERVICES. EXCELLENT LOCATION CLOSE TO GREAT HOSPITALS. 24x 7 SECURITY, AMENITIES INCLUDE WATER, EXTENDED CABLE, RESTAURANT ON SITE, FITNESS CENTER, BILLIARDS, 7 HEATED POOLS, BARBECUE AREA, 14 TENNIS COURTS, ARTS & CRAFTS, LIBRARY, THEATER, 18 HOLE & 9 HOLE GOLF WITH PRO ON SITE AND NO GREEN FEES FOR RESIDENTS! SMALL PETS ALLOWED. MAY RENT AFTER 9 MONTHS. THIS IS A 55+ COMMUNITY.

37. 2018-10-18
    listed $80,000 Active 643-char remark

    Show marketing remark (643 chars)

    HOA FEE $1,366 PAID QUARTERLY AND REC FEE OF $689 PAID QUARTERLY FIRST FLOOR 2 BEDROOMS/ 2 BATHS UNIT, SCREENED IN PATIO WITH VIEW OF GOLF COURSE. ONE ASSIGNED PARKING + LOTS OF GUESS PARKING. NEEDS TLC TO MAKE UNIT SHINE. COMMUNITY OFFERS SHUTTER SERVICES. EXCELLENT LOCATION CLOSE TO GREAT HOSPITALS. 24x 7 SECURITY, AMENITIES INCLUDE WATER, EXTENDED CABLE, RESTAURANT ON SITE, FITNESS CENTER, BILLIARDS, 7 HEATED POOLS, BARBECUE AREA, 14 TENNIS COURTS, ARTS & CRAFTS, LIBRARY, THEATER, 18 HOLE & 9 HOLE GOLF WITH PRO ON SITE AND NO GREEN FEES FOR RESIDENTS! SMALL PETS ALLOWED. MAY RENT AFTER 9 MONTHS. THIS IS A 55+ COMMUNITY.

38. 2016-03-08
    historical
39. 2015-09-07
    listed $89,999 Active
40. 2015-09-04
    historical
41. 2015-02-04
    listed $95,900 Active
42. 2001-12-06
    soldstatus $67,000
43. 1990-08-02
    soldstatus $43,300

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 9/10 Extreme 5 d/yr ≥105°F today · 20 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: $26,796
• − Mortgage interest: −$7,002
• − Property taxes: −$2,833
• − Insurance: −$625
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$8,484
• − Depreciation: −$3,636
• Taxable loss: −$72
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,378/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

+188.7% since first listed

29 events — show timeline

• 2026-03-24 Listed $125,000 MARMLS
• 2026-03-19 Listed for Rent $2,500 MARMLS
• 2026-02-15 Rental Removed $2,500 MARMLS
• 2025-09-20 Listed for Rent $2,500 MARMLS
• 2025-09-06 Rental Removed $2,600 MARMLS
• 2025-05-27 Listed for Rent $2,600 MARMLS
• 2024-12-23 Rental Removed $2,300 RENTSPREE
• 2024-11-13 Listed for Rent $2,300 RENTSPREE
• 2024-11-04 Rental Removed $2,300 RENTSPREE
• 2024-09-27 Listed for Rent $2,300 RENTSPREE
• 2024-09-23 Rental Removed $2,300 MARMLS
• 2024-08-09 Listed for Rent $2,300 MARMLS
• 2024-07-20 Rental Removed $2,300 MARMLS
• 2024-07-03 Listed for Rent $2,300 MARMLS
• 2024-06-21 Rental Removed $2,300 RENTSPREE
• 2024-06-21 Listed for Rent $2,300 RENTSPREE
• 2023-07-31 Rental Removed — MARMLS
• 2019-04-24 Sold (Public Records) $59,000 Public Records
• 2019-04-19 Sold (MLS) $59,000 MARMLS
• 2019-03-15 Pending — MARMLS
• 2018-11-26 Price Changed $73,900 MARMLS
• 2018-11-09 Price Changed $77,500 MARMLS
• 2018-10-18 Listed $80,000 MARMLS
• 2016-03-08 Listing Removed — MARMLS
• 2015-09-07 Listed $89,999 MARMLS
• 2015-09-04 Listing Removed — MARMLS
• 2015-02-04 Listed $95,900 MARMLS
• 2001-12-06 Sold (Public Records) $67,000 Public Records
• 1990-08-02 Sold (Public Records) $43,300 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,833 · +5.3% YoY. Source: county tax records.