1301 SW 134th Way Unit 307B · Pembroke Pines, FL 33027

$130,000

1 bd · 1.0 ba · 585 sqft · Condo · 2 Days on market

Built 1985 $575/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 +12.9/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bright and well-maintained 1-bedroom, 1-bath condo located in the desirable Century Village Pembroke Pines community. This third-floor unit offers a comfortable layout with a spacious living area, an enclosed balcony, and peaceful garden views. The home is in original condition, giving buyers the opportunity to update and personalize to their taste. Century Village is a 55+ community known for its resort-style amenities, including a clubhouse, pools, fitness center, transportation services, and 24-hour security. Conveniently located near shopping, dining, and major highways. Perfect for seasonal or year-round living.

Key facts

• Enclosed balcony
• Fitness center
• Clubhouse

Tags

• ENCLOSED BALCONY
• GARDEN VIEWS
• RESORT-STYLE AMENITIES
• CLUBHOUSE
• FITNESS CENTER
• 24-HOUR SECURITY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $575; Association covers amenities, common areas, cable TV, golf, hot water, insurance, internet, laundry, grounds maintenance, and structure maintenance; Community amenities include basketball court, billiard room, bike storage, barbecue, picnic area, trails, and elevators; Senior community

Exterior

• Parking: One parking space
• Security: Complex is fenced; Doorman
• Utilities: Has heating and cooling
• Home design: 5-story building; Entry on level 3; Attached property
• Construction: Block construction; Resale property
• Exterior features: Lakefront waterfront; Has a view; None listed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Bay window; Bar; Third-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-9 ($-112/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $129k (1.0% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $899 of loan paydown is wiped out by about $3k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 $90k; 44% 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: major flood risk; 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 $128,651 (1.0% below list)

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. 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.43% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 5.8

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: -15.6%
• Equity multiple: 0.42×
• Total profit: $-21,267
• Equity at exit: $25,173

10-year hold

• IRR: -15.6%
• Equity multiple: 0.07×
• Total profit: $-33,874
• Equity at exit: $21,442

Cash invested: $36,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$575
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-9

Break-even live

Break-even rent $1,865

Max offer price $128,651

Occupancy floor 96%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	13d	2	0.12mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	24d	1	0.30mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	24d	1	0.36mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	24d	2	0.51mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,327	$2.23	1d	21	0.68mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	2d	1	0.72mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	14d	1	0.89mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	3d	3	0.89mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	1d	3	0.89mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	5d	2	0.89mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	17d	1	1.09mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	7d	1	1.09mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	14d	1	1.13mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	7d	1	1.16mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	18d	1	1.17mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	7d	2	1.20mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	5d	1	1.21mi
2113 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$2,000	$2.40	24d	2	1.25mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	3d	3	1.25mi
2021 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	828	$2,000	$2.42	14d	2	1.26mi
2021 Renaissance Blvd #201 Miramar, FL	1.0	1.0	690	$2,000	$2.90	10d	1	1.27mi
2103 Renaissance Blvd Miramar, FL	1.0–2.0	1.0–2.0	833	$1,980	$2.38	21d	2	1.29mi
3155 SW 147th Ter Miramar, FL	3.0	1.0–2.0	1001	$2,784	$2.78	1d	25	1.46mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	7d	1	1.50mi
11730 SW 2nd St #12204 Pembroke Pines, FL	1.0	1.0	690	$2,100	$3.04	24d	1	1.50mi
11730 SW 2nd St #12103 Pembroke Pines, FL	1.0	1.0	690	$2,200	$3.19	20d	1	1.50mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $130,000 Active 2 DOM
2. 2026-06-17
   remarks 624-char remark
3. 2026-06-17
   listed $130,000 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 6/10 Major FEMA zone X (shaded) · 74% 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: $22,239
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$6,900
• − Depreciation: −$3,782
• Taxable loss: −$1,883
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $340/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

+18.2% since first listed

14 events — show timeline

• 2026-06-16 Listed $130,000 MARMLS
• 2025-12-15 Listing Removed — MARMLS
• 2025-07-02 Listed $140,000 MARMLS
• 2024-07-10 Rental Removed $1,700 MARMLS
• 2024-06-10 Listing Removed — MARMLS
• 2024-02-20 Listed for Rent $1,700 MARMLS
• 2024-02-14 Rental Removed $1,700 MARMLS
• 2024-02-06 Listed for Rent $1,700 MARMLS
• 2024-02-05 Listed $159,000 MARMLS
• 2021-05-12 Sold (MLS) $90,000 MARMLS
• 2021-04-07 Contingent — MARMLS
• 2021-03-16 Price Changed $104,000 MARMLS
• 2021-02-17 Price Changed $109,000 MARMLS
• 2021-01-15 Listed $110,000 MARMLS