2100 NW 105th Ter · Pembroke Pines, FL 33026

$5,000

2 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 7 Days on market

Built 1974

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.2/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 10, 2026 at 10:00 AM EST. Explore this charming 2-bedroom, 2-bath residence set in a peaceful and well-located Pembroke Pines community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Garage
• Listed 7 days

Property features AI

Finance

• Other: Directions: From I-75 take Exit 7A, head east on Sheridan St, turn onto NW 108th Ave, then onto NW 105th Ter and continue to the property.

Exterior

• Parking: 1-car garage
• Home design: Residential property; 1 story
• Exterior features: Lot zoned R-1C

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $564,608 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 3.1% vs local median 4.0% in Pembroke Pines — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 rising (+1.6%/yr); 222 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 41% 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 $4k of loan paydown is wiped out by about $17k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 169.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.53% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.53%
• DSCR: 0.49
• GRM: 15.6

CMA / ARV

• ARV (on-the-fly): $564,608
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 NW 100th Ave	0.56mi	3/2.0 (+1)	1,598 (-0%)	3mo	$550,000	$344	66
10738 N Saratoga Dr	0.37mi	3/2.5 (+1)	1,518 (-5%)	4mo	$535,000	$352	64
1711 NW 109th Ave	0.44mi	2/2.0	1,574 (-2%)	24mo	$550,000	$349	56
11121 NW 19th St	0.48mi	3/2.0 (+1)	1,784 (+11%)	4mo	$675,000	$378	50
2101 NW 99 Ave	0.67mi	3/2.0 (+1)	1,658 (+3%)	23mo	$550,000	$332	39
2431 NW 101st Ter	0.55mi	3/2.0 (+1)	1,791 (+12%)	16mo	$644,000	$360	37
1921 NW 99th Ave	0.75mi	3/2.0 (+1)	1,408 (-12%)	14mo	$615,000	$437	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -38.9%
• Equity multiple: -0.22×
• Total profit: $-192,463
• Equity at exit: $84,185

10-year hold

• IRR: -70.4%
• Equity multiple: -0.95×
• Total profit: $-308,957
• Equity at exit: $48,817

Cash invested: $158,090 (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: 222
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,016 high
• Mortgage (P&I): −$2,961
• Tax est. 1.5%: −$706 /mo · $8,469/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-1,519

Break-even live

Break-even rent $4,939

Max offer price $344,756

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: $141,152
• Closing costs: $16,938
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10351 Juniper Ct Pembroke Pines, FL	2.0	2.0	1196	$2,650	$2.22	24d	1	0.23mi
2508 Cardaman Ave #2508 Hollywood, FL	3.0	2.5	2165	$4,750	$2.19	24d	1	0.40mi
2508 Cardaman Ave #2508 Hollywood, FL	3.0	2.5	2165	$4,750	$2.19	1d	1	0.40mi
1660 W Golfview Dr Pembroke Pines, FL	3.0	2.5	1672	$3,400	$2.03	10d	1	0.47mi
10418 Brasilia St Unit 10418 Hollywood, FL	3.0	2.0	1942	$5,100	$2.63	24d	1	0.53mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	15d	1	0.54mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	24d	1	0.54mi
1430 W Sandpiper Cir Pembroke Pines, FL	3.0	2.5	1773	$3,416	$1.93	7d	1	0.59mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	3d	1	0.61mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	4d	1	0.61mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	12d	1	0.61mi
2724 Cayenne Ave Hollywood, FL	3.0	2.0	1432	$1,650	$1.15	5d	1	0.62mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	7d	1	0.62mi
1400 Saint Charles Pl #713 Pembroke Pines, FL	2.0	2.0	1260	$2,000	$1.59	16d	1	0.62mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	24d	1	0.62mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	16d	1	0.62mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	3d	1	0.62mi
1391 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1686	$3,200	$1.90	24d	1	0.63mi
10994 Neptune Dr #10994 Hollywood, FL	3.0	2.5	1666	$3,300	$1.98	3d	1	0.63mi
1211 E Golfview Dr Pembroke Pines, FL	3.0	2.0	1511	$3,300	$2.18	24d	1	0.66mi
11085 Neptune Dr Hollywood, FL	3.0	2.5	1666	$3,500	$2.10	24d	1	0.68mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	24d	1	0.69mi
11009 Mainsail Dr #11009 Hollywood, FL	3.0	2.5	1666	$3,250	$1.95	24d	1	0.70mi
11077 Long Boat Dr Hollywood, FL	3.0	2.5	1666	$3,150	$1.89	20d	1	0.70mi
11163 Chandler Dr Hollywood, FL	3.0	3.0	1666	$3,250	$1.95	5d	1	0.70mi
11163 Chandler Dr #11163 Hollywood, FL	3.0	2.5	1666	$3,250	$1.95	7d	1	0.70mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	24d	1	0.71mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	7d	1	0.74mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	20d	1	0.74mi
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.74mi
9900 Sheridan St Pembroke Pines, FL	1.0–3.0	1.0–2.0	965	$2,330	$2.41	1d	16	0.74mi
11281 Reveille Rd Unit 11281 Hollywood, FL	3.0	2.5	2040	$3,900	$1.91	2d	1	0.74mi
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	24d	1	0.79mi
11203 NW 15th St Pembroke Pines, FL	3.0	2.0	1511	$3,200	$2.12	24d	1	0.80mi
11203 NW 15th St Unit N/A Pembroke Pines, FL	3.0	2.0	1511	$3,200	$2.12	18d	1	0.80mi
1950 Bayberry Dr Pembroke Pines, FL	3.0	2.5	1813	$3,100	$1.71	24d	1	0.82mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,100	$2.22	24d	1	0.82mi
1561 NW 98th Ave #1561 Pembroke Pines, FL	2.0	2.0	1060	$2,500	$2.36	12d	1	0.84mi
11228 NW 14th Ct #11228 Pembroke Pines, FL	3.0	2.0	1511	$3,500	$2.32	24d	1	0.86mi
9715 NW 23rd Ct Pembroke Pines, FL	3.0	2.5	1589	$3,800	$2.39	24d	1	0.87mi

Listing history 6 events

1. 2026-06-09
   days on market $5,000 Active 7 DOM
2. 2026-06-08
   days on market $5,000 Active 6 DOM
3. 2026-06-07
   days on market $5,000 Active 5 DOM
4. 2026-06-04
   days on market $5,000 Active 2 DOM
5. 2026-06-02
   remarks 293-char remark
6. 2026-06-02
   listed $5,000 Active 1 DOM

ⓘ 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 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 · 29 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: $36,190
• − Mortgage interest: −$31,627
• − Property taxes: −$8,469
• − Insurance: −$2,823
• − Repairs & maintenance: −$2,895
• − Management: −$2,895
• − Depreciation: −$16,425
• Taxable loss: −$28,944
• Est. tax savings @ 24.0%: +$6,947
• After-tax cash flow: $-11,286/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

-95.1% since first listed

3 events — show timeline

• 2026-06-02 Listed $5,000 NFMLS
• 2000-04-10 Sold (Public Records) $110,000 Public Records
• 1988-01-20 Sold (Public Records) $102,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,797 · +2.9% YoY. Source: county tax records.