8900 Washington Blvd #409 · Pembroke Pines, FL 33025

$125,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 99 Days on market

Built 1974 $706/mo HOA · 31% of rent

---

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 +21.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

This charming condo offers a peaceful, elevated life style with sweeping views of the lakes, the sparkling pool and the renowned PGA Championship Golf course. Residents enjoy paying no green fees just paying for cart and also enjoy another 18 hole Par 3 course. Located in a beautifully maintained adult resort like community Hollybrook provides peace of mind with a 24 hour guard at gate, a restaurant on site, tennis, pickleball, active club house and many other amenities. This unit is highly upgraded and may be offered furnished. As per the association, one person must at least be 55 and all others 18. Income must to be at least $84,800 shown on tax returns for each of last 2 years OR have

Key facts

• 24 hour guard
• Sweeping views
• 18 hole par 3 course

Tags

• SWEEPING VIEWS
• PGA CHAMPIONSHIP GOLF COURSE
• 18 HOLE PAR 3 COURSE
• 24 HOUR GUARD
• RESTAURANT ON SITE
• ACTIVE CLUB HOUSE

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Monthly association fee; Association amenities include billiard room, clubhouse, golf course, picnic area, parking, bike storage, bocce ball, cafe/restaurant, courtesy bus, lobby, security, maintenance; Association fee covers insurance, grounds and structure maintenance, common areas, elevator, golf, roof repairs, and pool service; Has association; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard; Security fence; Security patrol
• Utilities: Cable available
• Home design: Condominium; Updated/remodeled condition; 6-story building; Builder model: Towers 1 Bedroom 1.5 Bathrooms
• Construction: Block/CBS construction
• Exterior features: Screened porch; Fenced; Waterfront: Yes (no waterfront features specified)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Disposal
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling; Has heating and cooling
• Interior features: Entrance foyer; Walk-in closet(s); Closet cabinetry; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Palm Cove Elementary School (math 25% / reading 46%, grade F, #1,684 of 2,144 statewide, top 79%, 438 students, 64% FRL); Pines Middle School (math 20% / reading 37%, grade F, #482 of 571 statewide, top 85%, 597 students, 67% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 438 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

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 99 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 7253% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.82% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 4.6

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: -12.1%
• Equity multiple: 0.59×
• Total profit: $-14,513
• Equity at exit: $18,638

10-year hold

• IRR: -13.6%
• Equity multiple: 0.40×
• Total profit: $-21,052
• 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: 438
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$656
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$52
• HOA: −$706
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $187

Break-even live

Break-even rent $2,037

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $258	-5% $222	+0% $187	+5% $152	+10% $116
Rent	-10% $7	-5% $97	+0% $187	+5% $277	+10% $367
Rate	-1.0pp $250	-0.5pp $219	base $187	+0.5pp $155	+1.0pp $122

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
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	2d	1	0.01mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	25d	1	0.01mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	5d	2	0.21mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	25d	1	0.23mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.34mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	22d	2	0.38mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	4d	1	0.39mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	22d	1	0.39mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	19d	1	0.39mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	25d	1	0.43mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	25d	1	0.43mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	4d	1	0.45mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	6d	2	0.48mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	20d	1	0.48mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	8d	1	0.48mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	4d	1	0.49mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	25d	1	0.49mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	25d	1	0.49mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	5d	1	0.51mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	25d	1	0.52mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	25d	1	0.53mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	12d	1	0.54mi
8915 SW 18th St Miramar, FL	2.0	2.5	1120	$2,650	$2.37	25d	1	0.54mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	8d	2	0.54mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,750	$1.69	4d	3	0.54mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	25d	2	0.54mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	13d	1	0.54mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	25d	1	0.56mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	3d	1	0.56mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	4d	1	0.56mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	25d	1	0.56mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	6d	1	0.60mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	15d	1	0.62mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	25d	1	0.62mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	18d	1	0.63mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,125	$2.55	3d	2	0.65mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,075	$2.49	25d	2	0.65mi
8740 N Sherman Cir #206 Miramar, FL	2.0	2.0	832	$2,000	$2.40	25d	1	0.67mi
8600 N Sherman Cir #408 Miramar, FL	2.0	2.0	832	$2,075	$2.49	21d	1	0.67mi
8730 N Sherman Cir #107 Miramar, FL	2.0	2.0	891	$2,000	$2.24	25d	1	0.68mi

HOA detail condo

• Monthly dues: $706 · $8,472/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $125,000 Active 99 DOM
2. 2026-06-17
   days on market $125,000 Active 98 DOM
3. 2026-06-16
   days on market $125,000 Active 97 DOM
4. 2026-06-15
   days on market $125,000 Active 96 DOM
5. 2026-06-13
   days on market $125,000 Active 94 DOM
6. 2026-06-09
   days on market $125,000 Active 90 DOM
7. 2026-06-07
   days on market $125,000 Active 88 DOM
8. 2026-06-04
   days on market $125,000 Active 85 DOM
9. 2026-06-03
   days on market $125,000 Active 84 DOM
10. 2026-06-02
    days on market $125,000 Active 83 DOM
11. 2026-06-01
    days on market $125,000 Active 82 DOM
12. 2026-05-31
    days on market $125,000 Active 81 DOM
13. 2026-04-06
    historical $1,700
14. 2026-03-25
    listed $1,700
15. 2026-03-24
    historical $1,700
16. 2026-03-07
    listed $1,700
17. 2026-03-06
    listed $125,000 Active
18. 2026-02-26
    historical $1,750
19. 2025-11-01
    listed $1,750
20. 2025-07-13
    historical $1,750
21. 2025-05-30
    listed $1,750
22. 2019-02-04
    soldstatus $55,000
23. 1985-02-01
    soldstatus $38,000
24. 1985-02-01
    soldstatus $38,000

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $2,351 · $196/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 7 d/yr ≥105°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: $27,290
• − Mortgage interest: −$7,002
• − Property taxes: −$2,351
• − Insurance: −$625
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$8,472
• − Depreciation: −$3,636
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,044/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

-95.5% since first listed

12 events — show timeline

• 2026-04-06 Rental Removed $1,700 RMLSFL
• 2026-03-25 Listed for Rent $1,700 RMLSFL
• 2026-03-24 Rental Removed $1,700 GFLMLS
• 2026-03-07 Listed for Rent $1,700 GFLMLS
• 2026-03-06 Listed $125,000 Beaches MLS
• 2026-02-26 Rental Removed $1,750 MARMLS
• 2025-11-01 Listed for Rent $1,750 MARMLS
• 2025-07-13 Rental Removed $1,750 MARMLS
• 2025-05-30 Listed for Rent $1,750 MARMLS
• 2019-02-04 Sold (Public Records) $55,000 Public Records
• 1985-02-01 Sold (Public Records) $38,000 Public Records
• 1985-02-01 Sold (Public Records) $38,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,351 · +5.1% YoY. Source: county tax records.