13250 SW 4th Ct Unit 409G · Pembroke Pines, FL 33027

$117,000

1 bd · 1.0 ba · 685 sqft · Condo public records · 84 Days on market

Built 1985 $588/mo HOA · 31% 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 +14.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +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

Listing remarks MLS

Beautiful Condo with Golf and Lake View. * 55 Plus Community *

Key facts

• $588 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association-managed property
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, laundry, pool, spa/hot tub, tennis courts, and elevators; Association fee covers management, amenities, common areas, cable TV, insurance, internet, laundry, grounds maintenance, structure maintenance, parking, pool(s), sewer, security, trash, and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard
• Utilities: Cable available
• Home design: 4-story building; Entry on level 4; Property is attached (unit in a larger building)
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Association pool; Has a view; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Exterior lighting
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $117k.

Deal economics

• At list price, monthly cash flow is $25 ($302/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 (-0.2%/yr); 543 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $2k 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 84 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.60% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 5.2

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: -14.2%
• Equity multiple: 0.46×
• Total profit: $-17,529
• Equity at exit: $22,656

10-year hold

• IRR: -14.7%
• Equity multiple: 0.13×
• Total profit: $-28,349
• Equity at exit: $19,297

Cash invested: $32,760 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$614
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$49
• HOA: −$588
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $25

Break-even live

Break-even rent $1,844

Max offer price $117,000

Occupancy floor 94%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	3d	1	0.25mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	24d	1	0.36mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	24d	1	0.43mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	24d	2	0.63mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,327	$2.23	1d	21	0.67mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	14d	2	0.76mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	14d	1	0.94mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	4d	3	0.94mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	1d	3	0.94mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	5d	2	0.94mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	21d	1	1.19mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	8d	1	1.19mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	1.19mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	5d	1	1.25mi
220 SW 116th Ave #15203 Pembroke Pines, FL	1.0	1.0	690	$2,000	$2.90	24d	1	1.25mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	15d	1	1.25mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	17d	1	1.25mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	8d	1	1.25mi
151 SW 117th Ave #9306 Pembroke Pines, FL	1.0	1.0	690	$1,900	$2.75	24d	1	1.27mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	19d	1	1.33mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	8d	1	1.36mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	4d	3	1.39mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	8d	2	1.40mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	5d	1	1.43mi
2021 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	828	$2,000	$2.42	15d	2	1.45mi
2021 Renaissance Blvd #201 Miramar, FL	1.0	1.0	690	$2,000	$2.90	11d	1	1.45mi
2113 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$2,000	$2.40	24d	2	1.46mi

HOA detail condo

• Monthly dues: $588 · $7,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $117,000 Active 84 DOM
2. 2026-06-17
   days on market $117,000 Active 83 DOM
3. 2026-06-16
   days on market $117,000 Active 82 DOM
4. 2026-06-15
   days on market $117,000 Active 81 DOM
5. 2026-06-13
   days on market $117,000 Active 79 DOM
6. 2026-06-09
   days on market $117,000 Active 75 DOM
7. 2026-06-08
   days on market $117,000 Active 74 DOM
8. 2026-06-07
   days on market $117,000 Active 73 DOM
9. 2026-06-04
   days on market $117,000 Active 70 DOM
10. 2026-06-03
    days on market $117,000 Active 69 DOM
11. 2026-06-02
    days on market $117,000 Active 68 DOM
12. 2026-06-01
    days on market $117,000 Active 67 DOM
13. 2026-05-31
    days on market $117,000 Active 66 DOM
14. 2026-04-24
    price $117,000
15. 2026-03-26
    historical $1,550
16. 2026-03-25
    listed $125,000 Active
17. 2026-03-07
    listed $1,550
18. 2026-02-26
    historical $1,700
19. 2026-01-10
    listed $1,700
20. 2018-10-03
    soldstatus $84,000
21. 2018-10-01
    soldstatus $84,000 Sold 62-char remark

    Show marketing remark (62 chars)

    Beautiful Condo with Golf and Lake View. * 55 Plus Community *

22. 2018-09-12
    status Pending 62-char remark

    Show marketing remark (62 chars)

    Beautiful Condo with Golf and Lake View. * 55 Plus Community *

23. 2018-08-31
    price $82,000 62-char remark

    Show marketing remark (62 chars)

    Beautiful Condo with Golf and Lake View. * 55 Plus Community *

24. 2018-03-27
    price $89,900 62-char remark

    Show marketing remark (62 chars)

    Beautiful Condo with Golf and Lake View. * 55 Plus Community *

25. 2018-03-16
    listed $89,000 Active 62-char remark

    Show marketing remark (62 chars)

    Beautiful Condo with Golf and Lake View. * 55 Plus Community *

26. 2014-06-02
    soldstatus $57,000
27. 2012-11-21
    soldstatus $47,000
28. 2000-03-30
    soldstatus $30,000
29. 1985-02-01
    soldstatus $34,000
30. 1985-02-01
    soldstatus $34,000

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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 ≥106°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: $22,513
• − Mortgage interest: −$6,554
• − Property taxes: −$2,479
• − Insurance: −$585
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$7,056
• − Depreciation: −$3,404
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $582/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

+244.1% since first listed

17 events — show timeline

• 2026-04-24 Price Changed $117,000 MARMLS
• 2026-03-26 Rental Removed $1,550 MARMLS
• 2026-03-25 Listed $125,000 MARMLS
• 2026-03-07 Listed for Rent $1,550 MARMLS
• 2026-02-26 Rental Removed $1,700 MARMLS
• 2026-01-10 Listed for Rent $1,700 MARMLS
• 2018-10-03 Sold (Public Records) $84,000 Public Records
• 2018-10-01 Sold (MLS) $84,000 MARMLS
• 2018-09-12 Pending — MARMLS
• 2018-08-31 Price Changed $82,000 MARMLS
• 2018-03-27 Price Changed $89,900 MARMLS
• 2018-03-16 Listed $89,000 MARMLS
• 2014-06-02 Sold (Public Records) $57,000 Public Records
• 2012-11-21 Sold (Public Records) $47,000 Public Records
• 2000-03-30 Sold (Public Records) $30,000 Public Records
• 1985-02-01 Sold (Public Records) $34,000 Public Records
• 1985-02-01 Sold (Public Records) $34,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,479 · -5.2% YoY. Source: county tax records.