9823 S Hollybrook Lake Dr #105 · Pembroke Pines, FL 33025

$79,900

1 bd · 2.0 ba · 783 sqft · Condo public records · 393 Days on market

Built 1973 $611/mo HOA · 30% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming one-bedroom, one and a half-bath condo in Hollybrook, a vibrant 55+ gated golf community in Pembroke Pines. Enjoy serene water and golf course views from the screened balcony. Features include tile floors throughout, open kitchen, high ceilings, and large sliding doors that bring in tons of natural light. Community amenities include 18-hole championship Golf courses (included in maintenance). Resort-style amenities: pools, tennis, pickleball, gym, billiards, library, BBQ areas, clubhouse, courtesy bus, carwash, EV charging station, and lots of activities. Includes Total Appliance Service Contract. 24/7 security and patrol. Prime location with easy access to Fort Lauderdale, Miami,

Key facts

• Tile floors
• Screened balcony
• Gated golf community

Tags

• GATED GOLF COMMUNITY
• WATER AND GOLF COURSE VIEWS
• SCREENED BALCONY
• TILE FLOORS
• OPEN KITCHEN
• HIGH CEILINGS

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions (conditional)
• HOA & community: Quarterly association fee; Association fee covers amenities, common areas, cable TV, golf, internet, laundry, grounds maintenance, recreation facilities, sewer, trash and water; Community amenities include: clubhouse, fitness center, golf course, pool, tennis courts, pickleball, billiard room, cabana, library, storage, transportation service and vehicle wash area; Located in a golf course community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; 3-story building; Entry on level 1; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Storm/security shutters; Exterior lighting; Heated pool; Lakefront property; Has a view

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Drapes and sliding window treatments; Bedroom on main level; Breakfast area; First-floor entry; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 (-0.9%/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).
• This rent runs 36% 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 $552 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 393 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $49k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 30% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 2.58% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 3.2

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: -17.7%
• Equity multiple: 0.42×
• Total profit: $-12,999
• Equity at exit: $11,913

10-year hold

• IRR: -62.8%
• Equity multiple: -0.13×
• Total profit: $-25,194
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$419
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$611
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $84

Break-even live

Break-even rent $1,958

Max offer price $79,900

Occupancy floor 91%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	24d	2	0.08mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,750	$1.69	3d	3	0.08mi
9820 S Hollybrook Lake Dr Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,850	$1.79	7d	2	0.08mi
1814 SW 97th Ter Miramar, FL	2.0	1.0	870	$2,450	$2.82	2d	1	0.34mi
1814 SW 97th Ter Unit A Miramar, FL	2.0	1.5	870	$2,450	$2.82	16d	1	0.34mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$1,800	$1.74	4d	2	0.44mi
8915 SW 18th St Miramar, FL	2.0	2.5	1120	$2,650	$2.37	24d	1	0.47mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	3d	1	0.48mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	2d	1	0.48mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	1d	1	0.50mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	24d	1	0.50mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	24d	1	0.58mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,125	$2.55	2d	2	0.67mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,075	$2.49	24d	2	0.67mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	24d	1	0.68mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$1,690	$2.15	5d	2	0.68mi
8730 N Sherman Cir #107 Miramar, FL	2.0	2.0	891	$2,000	$2.24	24d	1	0.69mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	24d	1	0.69mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	24d	1	0.69mi
8740 N Sherman Cir #206 Miramar, FL	2.0	2.0	832	$2,000	$2.40	24d	1	0.70mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	11d	1	0.71mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	24d	1	0.71mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	3d	1	0.71mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	3d	1	0.71mi
10170 SW 7th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1133	$1,980	$1.75	1d	47	0.72mi
8720 N Sherman Cir #205 Miramar, FL	2.0	1.0	832	$1,800	$2.16	24d	1	0.74mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	24d	1	0.74mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	24d	1	0.75mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	12d	1	0.76mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	5d	1	0.76mi
8600 N Sherman Cir #408 Miramar, FL	2.0	2.0	832	$2,075	$2.49	20d	1	0.76mi
8610 N Sherman Cir Miramar, FL	2.0	2.0	832	$1,950	$2.34	20d	2	0.79mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	24d	1	0.81mi
8560 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,725	$2.46	14d	1	0.86mi
8560 N Sherman Cir #404 Miramar, FL	1.0	1.0	700	$1,895	$2.71	21d	1	0.86mi
8560 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,725	$2.46	2d	1	0.86mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	21d	1	0.86mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	3d	1	0.86mi
8540 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,700	$2.43	21d	1	0.87mi
8540 N Sherman Cir #504 Miramar, FL	1.0	1.0	800	$1,700	$2.12	24d	1	0.87mi

HOA detail condo

• Monthly dues: $611 · $7,332/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $79,900 Active 393 DOM
2. 2026-06-17
   days on market $79,900 Active 392 DOM
3. 2026-06-16
   days on market $79,900 Active 391 DOM
4. 2026-06-15
   days on market $79,900 Active 390 DOM
5. 2026-06-13
   days on market $79,900 Active 388 DOM
6. 2026-06-09
   days on market $79,900 Active 384 DOM
7. 2026-06-07
   days on market $79,900 Active 382 DOM
8. 2026-06-04
   days on market $79,900 Active 379 DOM
9. 2026-06-03
   days on market $79,900 Active 378 DOM
10. 2026-06-02
    days on market $79,900 Active 377 DOM
11. 2026-06-01
    days on market $79,900 Active 376 DOM
12. 2026-05-31
    days on market $79,900 Active 375 DOM
13. 2026-05-21
    price $79,900
14. 2025-12-22
    price $87,000
15. 2025-07-03
    price $119,900
16. 2025-05-21
    listed $129,000 Active
17. 2015-02-26
    historical
18. 2014-11-25
    listed $62,000 Active
19. 2014-11-25
    historical
20. 2014-09-29
    price $62,000
21. 2014-09-03
    listed $69,000 Active
22. 2014-08-25
    historical
23. 2014-02-26
    listed $65,000 Active
24. 2011-04-30
    historical
25. 2011-01-13
    listed $59,000
26. 2010-11-30
    historical
27. 2010-05-18
    listed $59,000
28. 2006-01-04
    soldstatus $80,000
29. 2001-06-05
    soldstatus $26,000
30. 1996-03-01
    soldstatus $21,900

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥105°F today · 12 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: $24,774
• − Mortgage interest: −$4,476
• − Property taxes: −$684
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$7,332
• − Depreciation: −$2,324
• Taxable income: $476
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $895/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: 214,427
• 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

+264.8% since first listed

18 events — show timeline

• 2026-05-21 Price Changed $79,900 MARMLS
• 2025-12-22 Price Changed $87,000 MARMLS
• 2025-07-03 Price Changed $119,900 MARMLS
• 2025-05-21 Listed $129,000 MARMLS
• 2015-02-26 Listing Removed — MARMLS
• 2014-11-25 Listed $62,000 MARMLS
• 2014-11-25 Listing Removed — MARMLS
• 2014-09-29 Price Changed $62,000 MARMLS
• 2014-09-03 Listed $69,000 MARMLS
• 2014-08-25 Listing Removed — MARMLS
• 2014-02-26 Listed $65,000 MARMLS
• 2011-04-30 Listing Removed — MARMLS
• 2011-01-13 Listed $59,000 MARMLS
• 2010-11-30 Listing Removed — MARMLS
• 2010-05-18 Listed $59,000 MARMLS
• 2006-01-04 Sold (Public Records) $80,000 Public Records
• 2001-06-05 Sold (Public Records) $26,000 Public Records
• 1996-03-01 Sold (Public Records) $21,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $684 · +1.9% YoY. Source: county tax records.