11201 SW 13th St · Pembroke Pines, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +13.4/15.0
- Cash flow +6.3/30.0
- 1% rule +4.3/10.0
- Livability +4.2/5.0
- Schools +3.5/10.0
- Condition / age +2.8/5.0
- Rent growth +2.3/5.0
- DSCR +0.6/10.0
- Appreciation +0.0/10.0
$249,900
11201 SW 13th St · Pembroke Pines, FL 33025
2 bd · 2.0 ba · 1,037 sqft · Townhouse
· 103 Days on market
Built 1989
$241/sqft
· 13% below area
Est $288k · 13% under
$559/mo HOA · 24% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
EXCELLENT CONDO UNIT 2/2 CONDO NESTLED N THE HEART OF PEMBROKE PINES LOCATED ON FIST FLOOR CLOSE TO THE POOL AREA, TILE AND WOOD FLOOR , WASHER AND DRER IN UNIT. CEILLING FANS, WALKING CLOSET AND ENCLOSE PATIO/BALCONY.
Key facts
- Close to restaurants
- Washer and dryer
- Close to pool area
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $250k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $-448 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $185k (25.9% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.9% below list).
- Recommended offer: $185k (25.9% below list) — sets the bar for cash-flow.
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); 687 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k 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 103 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 24% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$185,131
(25.9% below list)
Questions for the listing agent
- 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?
- It's been on market 103 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.93% ✗
- Cap rate
- 4.14%
- Cash-on-cash
- -7.68%
- DSCR
- 0.66
- GRM
- 8.9
CMA / ARV
- ARV (median comp)
- $287,734
- List price
- $249,900
- Delta
- -13.15%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11145 SW 6th St #302 | 0.38mi | 2/2.0 | 1,065 (+3%) | 1mo | $255,000 | $239 | 77 |
| 11185 SW 6th St #303 | 0.41mi | 2/2.0 | 1,065 (+3%) | 1mo | $220,000 | $207 | 76 |
| 11248 SW 11th St #12248 | 0.06mi | 2/2.0 | 1,136 (+10%) | 6mo | $310,000 | $273 | 76 |
| 777 SW 111th Way #101 | 0.29mi | 3/2.0 (+1) | 1,058 (+2%) | 6mo | $265,000 | $250 | 74 |
| 1851 SW 116th Way | 0.50mi | 2/1.0 | 1,030 (-1%) | 2mo | $385,000 | $374 | 70 |
| 601 SW 113th Way #601 | 0.41mi | 2/2.0 | 978 (-6%) | 3mo | $322,500 | $330 | 69 |
| 481 SW 113th Way #481 | 0.45mi | 2/2.0 | 978 (-6%) | 2mo | $270,000 | $276 | 68 |
| 2080 W Preserve Way #303 | 0.58mi | 2/2.0 | 977 (-6%) | 2mo | $277,000 | $284 | 62 |
| 2351 W Preserve Way #104 | 0.67mi | 2/2.0 | 977 (-6%) | 2mo | $277,000 | $284 | 58 |
| 2351 W Preserve Way #306 | 0.67mi | 2/2.0 | 977 (-6%) | 3mo | $292,000 | $299 | 57 |
| 2090 W Preserve Way #301 | 0.55mi | 3/2.0 (+1) | 1,123 (+8%) | 7mo | $305,000 | $272 | 50 |
| 215 SW 117th Ter #14104 | 0.72mi | 2/2.0 | 1,130 (+9%) | 4mo | $285,000 | $252 | 48 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -34.4%
- Equity multiple
- -0.08×
- Total profit
- $-75,444
- Equity at exit
- $37,261
10-year hold
- IRR
- -77.6%
- Equity multiple
- -0.82×
- Total profit
- $-127,221
- Equity at exit
- $21,607
Cash invested: $69,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 65 active · 36 under contract
- Months of supply
- 17.0 mo (6%/mo absorbed)
- Median asking
- $299,700 ($292/sqft)
- Median days on market
- 89 d
- This list price
- 3% of active listings are priced below it
- ARV vs active asking
- -5.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33025
- Rents YoY
- -0.9%
- Active inventory
- 687
- Price-to-rent
- 8.9×
Monthly cashflow live
↻
- Estimated rent
- $2,327 high interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax est. 1.5%
- −$312 /mo · $3,748/yr
- Insurance
- −$104
- HOA
- −$559
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$489
- Net cashflow
- $-448
Break-even live
Break-even rent
$2,894
Max offer price
$185,131
Occupancy floor
—
Sensitivity live
| Price | -10% $-275 | -5% $-361 | +0% $-448 | +5% $-534 | +10% $-620 |
|---|---|---|---|---|---|
| Rent | -10% $-631 | -5% $-540 | +0% $-448 | +5% $-356 | +10% $-264 |
| Rate | -1.0pp $-322 | -0.5pp $-384 | base $-448 | +0.5pp $-512 | +1.0pp $-578 |
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
- $62,475
- Closing costs
- $7,497
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 11251 SW 13th St #201 Pembroke Pines, FL | 1.0 | 1.0 | 843 | $1,900 | $2.25 | 15d | 1 | 0.06mi |
| 11251 SW 13th St #201 Pembroke Pines, FL | 1.0 | 1.0 | 843 | $1,900 | $2.25 | 10d | 1 | 0.06mi |
| 11232 SW 12th St Pembroke Pines, FL | 1.0 | 1.0 | 843 | $1,950 | $2.31 | 165d | 1 | 0.06mi |
| 11300 SW 13th St Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,300 | $2.22 | 148d | 1 | 0.06mi |
| 11300 SW 13th St Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,300 | $2.22 | 165d | 1 | 0.06mi |
| 1276 SW 113th Ter #104 Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,200 | $2.12 | 38d | 1 | 0.07mi |
| 1276 SW 113th Ter #104 Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,200 | $2.12 | 10d | 1 | 0.07mi |
| 1276 SW 113th Ter #101 Pembroke Pines, FL | 1.0 | 1.0 | 843 | $2,050 | $2.43 | 51d | 1 | 0.07mi |
| 1250 SW 113th Ter #204 Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,200 | $2.12 | 148d | 1 | 0.08mi |
| 1250 SW 113th Ter #201 Pembroke Pines, FL | 1.0 | 1.0 | 843 | $2,300 | $2.73 | 79d | 1 | 0.08mi |
| 1250 SW 113th Ter #201 Pembroke Pines, FL | 1.0 | 1.0 | 843 | $2,000 | $2.37 | 10d | 1 | 0.08mi |
| 1250 SW 113th Ter #201 Pembroke Pines, FL | 1.0 | 1.0 | 843 | $2,000 | $2.37 | 29d | 1 | 0.08mi |
| 1226 SW 113th Ter #103 Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,250 | $2.17 | 10d | 1 | 0.10mi |
| 1226 SW 113th Ter #103 Pembroke Pines, FL | 2.0 | 2.0 | 1037 | $2,250 | $2.17 | 25d | 1 | 0.10mi |
| 1200 SW 113th Ter #202 Pembroke Pines, FL | 2.0 | 2.0 | 1112 | $2,500 | $2.25 | 153d | 1 | 0.11mi |
| 1200 SW 113th Ter #202 Pembroke Pines, FL | 2.0 | 2.0 | 1112 | $2,500 | $2.25 | 135d | 1 | 0.11mi |
| 1601 S Hiatus Rd Pembroke Pines, FL | 2.0–3.0 | 2.0–2.5 | 1342 | $2,991 | $2.23 | 3d | 18 | 0.18mi |
| 11288 SW 9th Ct Pembroke Pines, FL | 2.0 | 2.0 | 976 | $2,600 | $2.66 | 165d | 1 | 0.20mi |
| 11263 SW 9th Ct Pembroke Pines, FL | 2.0 | 2.5 | 1232 | $2,850 | $2.31 | 10d | 1 | 0.23mi |
| 951 SW 109th Ave Pembroke Pines, FL | 3.0 | 2.0 | 1453 | $3,500 | $2.41 | 127d | 1 | 0.23mi |
| 11177 SW 8th St #108 Pembroke Pines, FL | 2.0 | 2.0 | 1065 | $2,250 | $2.11 | 74d | 1 | 0.28mi |
| 11133 SW 8th St #104 Pembroke Pines, FL | 2.0 | 2.0 | 1058 | $2,190 | $2.07 | 130d | 1 | 0.29mi |
| 11133 SW 8th St #205 Pembroke Pines, FL | 2.0 | 2.0 | 1058 | $2,400 | $2.27 | 9d | 1 | 0.29mi |
| 11301 SW 17th Ct Miramar, FL | 2.0 | 2.0 | 1044 | $2,750 | $2.63 | 122d | 1 | 0.29mi |
| 720 SW 111th Ave #207 Pembroke Pines, FL | 2.0 | 1.0 | 922 | $1,870 | $2.03 | 2d | 1 | 0.30mi |
| 720 SW 111th Ave #207 Pembroke Pines, FL | 2.0 | 1.0 | 922 | $2,040 | $2.21 | 10d | 1 | 0.30mi |
| 720 SW 111th Ave #101 Pembroke Pines, FL | 2.0 | 1.0 | 922 | $2,200 | $2.39 | 102d | 1 | 0.30mi |
| 720 SW 111th Ave #207 Pembroke Pines, FL | 2.0 | 1.0 | 922 | $2,040 | $2.21 | 40d | 1 | 0.30mi |
| 11296 SW 17th Ct Miramar, FL | 2.0 | 2.0 | 1044 | $2,700 | $2.59 | 2d | 1 | 0.32mi |
| 11296 SW 17th Ct Miramar, FL | 2.0 | 2.0 | 1044 | $2,700 | $2.59 | 7d | 1 | 0.32mi |
| 11296 SW 17th Ct Miramar, FL | 2.0 | 2.0 | 1044 | $2,700 | $2.59 | 10d | 1 | 0.32mi |
| 11296 SW 17th Ct Miramar, FL | 2.0 | 2.0 | 1044 | $2,800 | $2.68 | 3d | 1 | 0.32mi |
| 11364 SW 17th Ct Miramar, FL | 3.0 | 2.0 | 1136 | $3,100 | $2.73 | 10d | 1 | 0.33mi |
| 711 SW 111th Way #105 Pembroke Pines, FL | 1.0 | 1.0 | 742 | $1,850 | $2.49 | 128d | 1 | 0.34mi |
| 855 SW 113th Way #855 Pembroke Pines, FL | 2.0 | 2.0 | 978 | $2,300 | $2.35 | 2d | 1 | 0.34mi |
| 620 SW 111th Ave Pembroke Pines, FL | 1.0–3.0 | 1.0–2.0 | 991 | $2,222 | $2.24 | 10d | 3 | 0.35mi |
| 10650 Washington St Pembroke Pines, FL | 1.0 | 1.0 | 764 | $2,171 | $2.84 | 165d | 1 | 0.35mi |
| 10650 Washington St Pembroke Pines, FL | 2.0 | 2.0 | 1046 | $2,736 | $2.62 | 161d | 1 | 0.35mi |
| 10650 Washington St Pembroke Pines, FL | 1.0 | 1.0 | 764 | $2,171 | $2.84 | 161d | 1 | 0.35mi |
| 10650 Washington St Pembroke Pines, FL | 2.0 | 2.0 | 1046 | $2,736 | $2.62 | 145d | 1 | 0.35mi |
Property features AI
Finance
- Other
- Pets allowed with breed restrictions
- HOA & community
- Community amenities include clubhouse, picnic area, parking, and poolMonthly HOA fee (paid monthly)HOA covers maintenance of grounds, sewer, trash, water, common areas, and recreation facility
Exterior
- Parking
- 2 parking spaces (assigned and guest parking available)
- Utilities
- Public waterPublic sewerThree-phase electricCable availableWater availableSewer available
- Home design
- Condominium2 storiesResale propertyFaces west
- Construction
- Block and brick constructionOther roof
- Exterior features
- Open patio and open porchPatioPorchNot waterfront
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- 2 main-level bedrooms
- Flooring
- Ceramic tileWood
- Bathrooms
- 2 full bathrooms (both on main level)
- Heating & cooling
- Central electric heatingCentral electric cooling
- Interior features
- Closet cabinetryRoman tubSingle-hung metal windows
- Laundry & utility
- In-unit laundry
HOA detail $559/mo · $6,708/yr
- Likely covers
- pool
Listing history 50 events
-
2026-08-25days on market $249,900 Active 103 DOM
-
2026-08-24days on market $249,900 Active 102 DOM
-
2026-08-23days on market $249,900 Active 101 DOM
-
2026-08-22days on market $249,900 Active 100 DOM
-
2026-08-21days on market $249,900 Active 99 DOM
-
2026-08-20days on market $249,900 Active 98 DOM
-
2026-08-19days on market $249,900 Active 97 DOM
-
2026-08-18days on market $249,900 Active 96 DOM
-
2026-08-17days on market $249,900 Active 95 DOM
-
2026-08-16days on market $249,900 Active 94 DOM
-
2026-08-15days on market $249,900 Active 93 DOM
-
2026-08-14days on market $249,900 Active 92 DOM
-
2026-08-13days on market $249,900 Active 91 DOM
-
2026-08-12days on market $249,900 Active 90 DOM
-
2026-08-11days on market $249,900 Active 89 DOM
-
2026-08-10days on market $249,900 Active 88 DOM
-
2026-08-09days on market $249,900 Active 87 DOM
-
2026-08-08days on market $249,900 Active 86 DOM
-
2026-08-06days on market $249,900 Active 84 DOM
-
2026-08-05days on market $249,900 Active 83 DOM
-
2026-08-03days on market $249,900 Active 81 DOM
-
2026-07-31days on market $249,900 Active 78 DOM
-
2026-07-28days on market $249,900 Active 75 DOM
-
2026-07-26days on market $249,900 Active 73 DOM
-
2026-07-24days on market $249,900 Active 71 DOM
-
2026-07-23days on market $249,900 Active 70 DOM
-
2026-07-22days on market $249,900 Active 69 DOM
-
2026-07-21days on market $249,900 Active 68 DOM
-
2026-07-20days on market $249,900 Active 67 DOM
-
2026-07-18pricedays on market $249,900 Active 64 DOM
-
2026-07-16days on market $259,000 Active 63 DOM
-
2026-07-15days on market $259,000 Active 62 DOM
-
2026-07-14days on market $259,000 Active 61 DOM
-
2026-07-13days on market $259,000 Active 60 DOM
-
2026-07-13days on market $259,000 Active 59 DOM
-
2026-07-11days on market $259,000 Active 58 DOM
-
2026-07-10days on market $259,000 Active 57 DOM
-
2026-07-09days on market $259,000 Active 56 DOM
-
2026-07-07days on market $259,000 Active 54 DOM
-
2026-07-06days on market $259,000 Active 53 DOM
-
2026-07-06days on market $259,000 Active 52 DOM
-
2026-07-05days on market $259,000 Active 51 DOM
-
2026-07-03days on market $259,000 Active 50 DOM
-
2026-07-02days on market $259,000 Active 49 DOM
-
2026-07-01days on market $259,000 Active 48 DOM
-
2026-06-30days on market $259,000 Active 47 DOM
-
2026-06-29price $259,000 Active 46 DOM
-
2026-06-29days on market $265,000 Active 46 DOM
-
2026-06-28days on market $265,000 Active 45 DOM
-
2026-06-27days on market $265,000 Active 44 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 3/10 Moderate
- Heat 9/10 Extreme 7 d/yr ≥105°F today · 27 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,925
- − Mortgage interest
- −$13,998
- − Property taxes
- −$3,748
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$2,234
- − Management
- −$2,234
- − HOA
- −$6,708
- − Depreciation
- −$7,270
- Taxable loss
- −$9,517
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,284
- After-tax cash flow
- $-3,087/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.
Condition & rehab AI · 12 photos
55/100
Moderate rehab
Est. rehab $25,925–$46,665 screening
The property is in average condition with moderate repairs needed in the kitchen and bathrooms. Upgrading these areas would significantly increase its value.
Repairs flagged
- Moderate kitchen cabinets — dated and in need of replacement
- Moderate bathroom fixtures — dated and in need of replacement
- Moderate kitchen countertops — dated and in need of replacement
Value-add opportunities
- Both update kitchen cabinets and countertops — enhances both resale and rental value ↑
- Both update bathroom fixtures — enhances both resale and rental value ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 34/100
Zoned Schools
Elementary
Palm Cove Elementary School
F
FL #1,684/2,144
Nat'l #22,764/41,679
Middle
Pines Middle School
F
FL #482/571
Nat'l #9,410/14,009
High
Charles W Flanagan High School
F
FL #304/667
Nat'l #8,293/17,239
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
A
Composite livability gradescore 83/100
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 · 2,207,033 people
- City population
- 180,224
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 76,967
- Household income
- $68,743
- Rent vs Own
- Severe rent burden
- 20% of renters
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%
- 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
1 event — show timeline
- 2026-05-14 Listed $265,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…