371 S Hollybrook Dr #106 · Pembroke Pines, FL 33025

$145,000

1 bd · 2.0 ba · 900 sqft · Condo public records · 49 Days on market

Built 1974 $720/mo HOA · 34% of rent

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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).

• Cash flow +10.5/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

UPDATES! BEAUTIFUL! 1BR + Currently Bonus Room used as a bedroom and 2BA (both new showers). IMPACT WINDOWS AND DOOR! OPEN Kitchen featuring quartz countertop, backsplash and eat-in snack counter with extra storage. Modern LED lighting throughout. Quality :Laminate flooring in living areas. Tankless Hot Water Heater. Very nicely furnished. NORTH/SOUTH exposure. PAR 3 16th Green view from screened patio with weather shutters. Quiet cul-de-sac location. Recreation Lease PAID IN FULL! FREE golf (except cart fees) on two 18 hole courses (PGA & Par3); Amenities include Restaurant, Billiard Room, Bbq/Picnic Area, Clubhouse, Courtesy Bus, Exercise Room, Heated Pool, Library, Putting Green, S

Key facts

• Screened patio
• Quartz countertop
• Open kitchen

Tags

• IMPACT WINDOWS AND DOOR
• OPEN KITCHEN
• QUARTZ COUNTERTOP
• SCREENED PATIO
• QUIET CUL-DE-SAC LOCATION
• ELECTRIC CAR CHARGING STATION

Property features AI

Finance

• Other: Pets allowed (with number and size limits); Senior community
• HOA & community: Association with extensive amenities including billiard room, clubhouse, car wash area, elevators, fitness center, golf course access, laundry, sauna, shuffleboard, tennis, bocce ball, cafe/restaurant, courtesy bus, internet included, library, pickleball, putting green, gated community, security, maintenance, and recreation facilities; Quarterly HOA fee; HOA fees include cable TV, internet, grounds maintenance, security, sewer, trash, water, common areas, elevator, golf, reserve funds, roof repairs and recreation facility

Exterior

• Parking: Assigned parking plus guest parking (total 1 space); No carport
• Security: Gated with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Updated/remodeled condition; Faces south; Three-story building
• Construction: Concrete block with stucco construction; Other roof
• Exterior features: Not waterfront; Gated community with guard and security patrol

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Furnished
• Laundry & utility: On-site laundry (building laundry)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-74 ($-886/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents soft (-0.9%/yr); 446 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% 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 $1k 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 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8429% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $145k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $131,960 (9.0% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
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: 1.46% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 5.7

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: -25.8%
• Equity multiple: 0.16×
• Total profit: $-33,906
• Equity at exit: $21,620

10-year hold

• IRR: -58.4%
• Equity multiple: -0.42×
• Total profit: $-57,541
• Equity at exit: $12,537

Cash invested: $40,600 (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: 446
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$760
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$60
• HOA: −$720
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-74

Break-even live

Break-even rent $2,208

Max offer price $131,960

Occupancy floor 98%

Sensitivity live

Price	-10% $8	-5% $-33	+0% $-74	+5% $-115	+10% $-156
Rent	-10% $-241	-5% $-157	+0% $-74	+5% $10	+10% $93
Rate	-1.0pp $-1	-0.5pp $-37	base $-74	+0.5pp $-111	+1.0pp $-150

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	26d	1	0.05mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	26d	1	0.15mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	5d	1	0.15mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	26d	1	0.16mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	5d	1	0.20mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	26d	1	0.20mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	7d	2	0.21mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	26d	1	0.22mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	26d	1	0.22mi
301 Palm Cir W Unit 301 Pembroke Pines, FL	2.0	2.0	1016	$2,100	$2.07	0d	1	0.23mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	5d	1	0.23mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	23d	1	0.23mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	14d	1	0.24mi
142 NW 91st Ave #104 Pembroke Pines, FL	2.0	2.0	787	$2,050	$2.60	26d	1	0.26mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	16d	1	0.26mi
9220 NW 1st St #101 Pembroke Pines, FL	2.0	2.0	787	$2,300	$2.92	0d	1	0.27mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	26d	1	0.27mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	13d	1	0.27mi
101 NW 93rd Ave #106 Pembroke Pines, FL	2.0	2.0	787	$2,200	$2.80	19d	1	0.27mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	26d	1	0.28mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	6d	2	0.29mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	7d	1	0.31mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	26d	1	0.32mi
150 NW 96th Ave Unit 9-203 Pembroke Pines, FL	2.0	2.0	1000	$2,225	$2.23	26d	1	0.34mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	23d	2	0.36mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	20d	1	0.36mi
9610 NW 2nd St Pembroke Pines, FL	2.0	2.0	1000	$2,275	$2.27	0d	2	0.37mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	3d	1	0.38mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	26d	1	0.38mi
705 SW 88th Ave Pembroke Pines, FL	1.0	1.0	605	$1,319	$2.18	0d	1	0.40mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	6d	1	0.45mi
9645 NW 1st Ct Unit 1-303 Pembroke Pines, FL	2.0	2.0	1000	$2,390	$2.39	22d	1	0.46mi
9645 NW 1st Ct Pembroke Pines, FL	2.0	2.0	1000	$2,332	$2.33	26d	2	0.46mi
9650 NW 2nd St Unit 4-304 Pembroke Pines, FL	2.0	2.0	1000	$2,400	$2.40	9d	1	0.49mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	26d	1	0.49mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	21d	1	0.74mi
1131 SW 86th Ave Unit 1131 Pembroke Pines, FL	2.0	2.0	1077	$2,600	$2.41	9d	1	0.74mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	9d	2	0.79mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	26d	2	0.79mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,750	$1.69	5d	3	0.79mi

HOA detail condo

• Monthly dues: $720 · $8,640/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $145,000 Active 49 DOM
2. 2026-06-18
   days on market $145,000 Active 46 DOM
3. 2026-06-17
   days on market $145,000 Active 45 DOM
4. 2026-06-16
   days on market $145,000 Active 44 DOM
5. 2026-06-15
   days on market $145,000 Active 43 DOM
6. 2026-06-13
   days on market $145,000 Active 41 DOM
7. 2026-06-09
   days on market $145,000 Active 37 DOM
8. 2026-06-08
   days on market $145,000 Active 36 DOM
9. 2026-06-07
   days on market $145,000 Active 35 DOM
10. 2026-06-04
    days on market $145,000 Active 32 DOM
11. 2026-06-03
    days on market $145,000 Active 31 DOM
12. 2026-06-02
    days on market $145,000 Active 30 DOM
13. 2026-06-01
    days on market $145,000 Active 29 DOM
14. 2026-05-31
    days on market $145,000 Active 28 DOM
15. 2026-05-07
    listed $1,700
16. 2026-05-03
    listed $145,000 Active
17. 1977-07-01
    soldstatus $25,100

ⓘ 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: $2,438 · $203/mo
• Projected year-2 tax: $2,438 · $203/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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

Taxation est. · year 1

• Rental income: $25,370
• − Mortgage interest: −$8,122
• − Property taxes: −$2,438
• − Insurance: −$725
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$8,640
• − Depreciation: −$4,218
• Taxable loss: −$2,833
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $-206/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

-93.2% since first listed

3 events — show timeline

• 2026-05-07 Listed for Rent $1,700 GFLMLS
• 2026-05-03 Listed $145,000 Beaches MLS
• 1977-07-01 Sold (Public Records) $25,100 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,438 · +4.0% YoY. Source: county tax records.