Pembroke Pines’ current Zillow ZHVI is $489,023 and ZORI is $2,550 per month, implying a 6.26% gross yield before every operating cost. The Zillow home value declined 3.03% year over year, while observed market rent declined 0.91%, so the topline has recently weakened on both sides. The price is 5.75x ACS median household income, and annual ZORI equals 35.96% of that income benchmark; this frames affordability pressure but is not a borrower- or tenant-specific test.
The city has 67,235 housing units; 3.51% are vacant, and renters occupy 30.40% of occupied units. ACS reports a $439,500 median owner-reported home value and $2,046 median gross rent, which includes contract rent plus selected utilities. Those surveyed occupied-housing measures differ in definition and period from Zillow’s typical home value and observed market rent, so they should not be averaged or treated as direct confirmation of one another.
Direct city depth is mixed. ACS reports a 65.73% rent-burden share, while single-family homes are 59.93% and large multifamily buildings 23.59% of all housing units. Of vacant units, 25.55% are categorized for rent; this survey reason is not available investment inventory, and citywide vacancy cannot establish lease-up speed. Population increased 1.84% between overlapping ACS vintages, a nonannualized comparison that may also reflect boundary changes. Median household income is $85,104, with poverty at 9.95% and unemployment at 4.08%; these are descriptive demand constraints, not causal evidence about a property.
In Broward County, county listing context reports a median 82 days on market and a 16.53% price-reduced share, suggesting potential negotiating room in the surrounding county, not a Pembroke Pines measure. The Miami metro shows a 0.26% job decline and 19,168 building permits in the supplied metro periods, pairing softer broad labor momentum with regional supply activity without establishing city conditions. The national 30-year mortgage rate is 6.58%, a financing backdrop rather than a local price or demand measure.
The central limitation is denominator and scope mismatch: Zillow, ACS, county listings, metro labor and permits, and national financing data cannot produce property-level net operating income or resale certainty. Before underwriting, verify the exact asking price, achievable unit rent, current rent roll, concessions, occupancy and lease history. Obtain property taxes, insurance and flood or wind terms, association dues and assessments, utility responsibility, maintenance history and near-term capital needs. Recalculate cash flow with the actual financing quote, reserves and transaction costs, then compare property-specific sale and rental evidence.