1251 SW 125th Ave Unit 105-t · Pembroke Pines, FL 33027

$178,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 75 Days on market

Built 1988 $760/mo HOA · 33% 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 +13.1/30.0
• 1% rule +7.9/10.0
• 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

2-bedroom, 2-bath condo located in the investor friendly Cambridge in Century Village. The 1st floor condo has a spacious layout with a screened patio overlooking peaceful green space. It's been carefully cared for and priced with an opportunity to update to your taste. Washer Dryer inside the unit. Includes a newer refrigerator, dishwasher, A/C and 2017 water heater. Century Village is a sought-after 55+ resort-style neighborhood with exceptional amenities. Enjoy access to a 135,000 sq ft clubhouse featuring a fitness center, indoor and outdoor heated pools, spa, sauna, tennis courts, pickleball courts, golf course, billiards room, library, and a grand ballroom with live entertainment and

Key facts

• Screened patio
• 2017 water heater
• Newer dishwasher

Tags

• SCREENED PATIO
• WASHER DRYER INSIDE
• NEWER REFRIGERATOR
• NEWER DISHWASHER
• 2017 WATER HEATER
• 135000 SQ FT CLUBHOUSE

Property features AI

Finance

• Other: Private paved road with private maintenance
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association: Cambridge T / Century Village; HOA fee paid monthly; HOA fee includes cable TV, insurance, internet, ground and structure maintenance, security, sewer, trash, water, common areas, elevator, roof repairs, recreation facility and pool service; Community amenities include clubhouse, fitness center, indoor pool, outdoor pool, sauna, tennis and pickleball courts, shuffleboard, billiard room, hobby room, library, community room, courtesy bus, manager on site, covered/maintained community, street lights, gated access, security, recreation facilities, parking, elevators and trash chute; Senior community

Exterior

• Parking: Assigned and guest open parking (1 assigned/open space)
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone service available; Underground utilities; Water and sewer connected
• Home design: Condominium; One level; Entry level 1; Faces west; Resale unit; Building name: Cambridge T; Total stories in building: 3
• Construction: Stucco / CBS / concrete block with stucco construction; Tile roof; Block foundation; Built as part of an existing community (assessor source for building area)
• Exterior features: Covered patio; Screened patio; Ground-floor entry; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout
• Laundry & utility: In-unit laundry in a main-level laundry closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $-7 ($-83/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $167k (6.0% below list) — sets the bar for market timing.
• 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+, 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: Lakeside Elementary School (math 53% / reading 63%, grade C+, #751 of 2,144 statewide, top 36%, 631 students, 57% FRL); Walter C. Young Middle School (math 49% / reading 62%, grade B-, #178 of 571 statewide, top 31%, 873 students, 56% 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 (-0.2%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/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 75 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $178k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $167,320 (6.0% 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 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 1.29% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 6.4

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: -15.0%
• Equity multiple: 0.43×
• Total profit: $-28,184
• Equity at exit: $34,468

10-year hold

• IRR: -14.0%
• Equity multiple: 0.14×
• Total profit: $-42,937
• Equity at exit: $29,359

Cash invested: $49,840 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$933
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$74
• HOA: −$760
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-7

Break-even live

Break-even rent $2,313

Max offer price $176,777

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $43	+0% $-7	+5% $-57	+10% $-108
Rent	-10% $-189	-5% $-98	+0% $-7	+5% $84	+10% $175
Rate	-1.0pp $83	-0.5pp $38	base $-7	+0.5pp $-53	+1.0pp $-100

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 SW 125th Ave Unit 108S Pembroke Pines, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	0.06mi
1400 SW 124th Ter Unit 302Q Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	22d	1	0.08mi
1200 SW 125th Ave Unit 208L Pembroke Pines, FL	1.0	1.5	1065	$1,500	$1.41	25d	1	0.08mi
1300 SW 125th Ave Unit 311K Pembroke Pines, FL	2.0	2.0	1351	$2,500	$1.85	25d	1	0.09mi
1300 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1198	$2,500	$2.09	5d	2	0.10mi
12501 SW 14th St Unit 315R Pembroke Pines, FL	2.0	2.0	1190	$2,200	$1.85	15d	1	0.10mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,100	$1.83	14d	2	0.12mi
12501 SW 14th St Pembroke Pines, FL	2.0	2.0	1145	$2,275	$1.99	25d	2	0.12mi
1110 SW 125th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1276	$2,300	$1.80	25d	2	0.12mi
12601 SW 13th St Unit 303G Pembroke Pines, FL	2.0	2.0	1192	$2,150	$1.80	25d	1	0.15mi
12650 SW 15th St Unit F304 Pembroke Pines, FL	2.0	1.5	1032	$1,900	$1.84	25d	1	0.19mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	21d	1	0.19mi
1650 SW 124th Ter Unit D403 Pembroke Pines, FL	2.0	1.5	1032	$1,950	$1.89	4d	1	0.19mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.21mi
12701 SW 13th St Unit 202F Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	8d	1	0.21mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	25d	1	0.25mi
12651 SW 16th Ct Unit B304 Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	10d	1	0.25mi
1651 SW 127th Ave Apt 305A Pembroke Pines, FL	2.0	2.0	1207	$2,650	$2.20	25d	1	0.26mi
1401 SW 128th Ter Unit H309 Pembroke Pines, FL	2.0	2.0	1100	$2,200	$2.00	12d	1	0.29mi
1151 SW 128th Ter Unit 210D Pembroke Pines, FL	2.0	2.0	1192	$2,200	$1.85	25d	1	0.32mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,975	$2.23	25d	2	0.36mi
12154 Saint Andrews Pl #110 Miramar, FL	2.0	2.5	1100	$2,490	$2.26	8d	1	0.38mi
11801 Pembroke Rd Pembroke Pines, FL	1.0–2.0	1.0–2.0	919	$2,553	$2.78	2d	88	0.39mi
12148 Saint Andrews Pl #107 Miramar, FL	2.0	2.0	983	$2,350	$2.39	25d	1	0.40mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,780	$1.70	8d	1	0.40mi
12500 SW 5th Ct Unit 112M Pembroke Pines, FL	1.0	1.5	1045	$1,800	$1.72	18d	1	0.40mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	5d	1	0.42mi
12142 Saint Andrews Pl #107 Miramar, FL	3.0	2.0	1080	$2,900	$2.69	11d	1	0.42mi
12600 SW 5th Ct Pembroke Pines, FL	2.0	2.0	1349	$2,225	$1.65	11d	2	0.42mi
2091 Renaissance Blvd #207 Miramar, FL	2.0	1.0	830	$2,100	$2.53	25d	1	0.44mi
12650 SW 6th St Unit 412K Pembroke Pines, FL	1.0	1.5	1045	$1,950	$1.87	25d	1	0.44mi
12106 Saint Andrews Pl #306 Miramar, FL	2.0	1.0	817	$2,000	$2.45	25d	1	0.46mi
2081 Renaissance Blvd #205 Miramar, FL	2.0	2.0	966	$2,500	$2.59	8d	1	0.46mi
12111 SW 5th Ct Pembroke Pines, FL	1.0	1.5	1338	$1,499	$1.12	25d	1	0.46mi
12032 SW 5th Ct Unit 12032 Pembroke Pines, FL	2.0	2.5	1169	$2,750	$2.35	25d	1	0.47mi
12148 SW 4th St #12148 Pembroke Pines, FL	3.0	2.5	1428	$3,200	$2.24	5d	1	0.48mi
12140 SW 4th St Unit 12140 Pembroke Pines, FL	2.0	2.5	1169	$2,900	$2.48	3d	1	0.48mi
12112 Saint Andrews Pl #205 Miramar, FL	2.0	1.0	817	$2,100	$2.57	20d	1	0.48mi
12800 SW 7th Ct Pembroke Pines, FL	1.0–2.0	1.0–2.0	1173	$2,300	$1.96	5d	3	0.49mi
12800 SW 7th Ct Unit 102G Pembroke Pines, FL	1.0	1.0	840	$2,000	$2.38	25d	1	0.49mi

HOA detail condo

• Monthly dues: $760 · $9,120/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-09
   days on market $178,000 Active 75 DOM
2. 2026-06-08
   days on market $178,000 Active 74 DOM
3. 2026-06-07
   days on market $178,000 Active 73 DOM
4. 2026-06-04
   days on market $178,000 Active 70 DOM
5. 2026-06-03
   days on market $178,000 Active 69 DOM
6. 2026-06-02
   days on market $178,000 Active 68 DOM
7. 2026-06-01
   days on market $178,000 Active 67 DOM
8. 2026-05-31
   days on market $178,000 Active 66 DOM
9. 2026-03-24
   listed $178,000 Active
10. 1989-09-01
    soldstatus $55,000
11. 1988-04-01
    soldstatus $52,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$759/yr (+$63/mo · 105.6%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°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: $27,654
• − Mortgage interest: −$9,971
• − Property taxes: −$719
• − Insurance: −$890
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$9,120
• − Depreciation: −$5,178
• Taxable loss: −$2,648
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $552/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

+242.3% since first listed

3 events — show timeline

• 2026-03-24 Listed $178,000 Beaches MLS
• 1989-09-01 Sold (Public Records) $55,000 Public Records
• 1988-04-01 Sold (Public Records) $52,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $719 · +2.0% YoY. Source: county tax records.