Pembroke Pines, Florida DSCR, Hard Money, Fix & Flip & 5–25+ Unit Multifamily Loans
Pembroke Pines, FL Local Underwriting Snapshot (BROWARD County County): With a 2026 population of 176,939, Pembroke Pines carries an effective property tax rate of 0.89%, a median 1–4 unit investment property price of $510,000, and a median market rent of $3,850/mo. At 75% LTV ($382,500 loan amount), estimated monthly PITIA is $3,101/mo, yielding an estimated baseline DSCR of 1.24x. For 5–25+ unit apartment buildings in Pembroke Pines, typical valuation averages $214,200/door with $2,175/mo/door market rents.
County & 2026 PopulationBROWARD County County (176,939)
Effective Property Tax Rate0.89% ($378/mo)
Median 1–4 Unit Price & Rent$510,000 · $3,850/mo
5–25+ Unit Multifamily Avg$214,200/door · $2175/mo
FL Foreclosure & SecurityJudicial (Circuit Court Foreclosure Action) (180–260 days)
Pembroke Pines, FL Pre-Populated Underwriting Terminal
1–4 Unit PITIA vs. 5–25+ Unit Commercial NOI Simulator
Loan Daddy LLC · NMLS #2827624 · AZ CMB #CMB-2016143 · CA CFL #60DBO-218873 · Canonical Integer _cents & _bps Engine
Price/Door: $510,000·Loan/Door: $382,500·Avg Rent/Door: $3,850/mo
Prepayment Stepdown Structure
Amortization & FICO Tier
Calculated DSCR Coverage Ratio
1.28xCanonical:
128 bps · 7500 bps LTV · 6625 bps RateTier-1 Institutional (1.25x+ — Max LTV & Best Pricing)
Loan Amount (75% LTV)$382,50038,250,000 _cents
Monthly P&I Debt Service$2,449/mo@ 6.625% Note Rate
Total Monthly PITIA$3,006/moTax: $378 · Ins: $179
Net Monthly Cash Flow+$844/mo$10,129/yr net
Wholesale PPE Multi-Option Execution Comparison (Borrower-Paid 2.000% Default · 39 Wholesale Lenders)
| Execution Option | Prepay Structure | Est. Note Rate | Prepay Price Credit | Monthly Debt Service | DSCR Ratio |
|---|---|---|---|---|---|
| Option A: Lowest Rate (60-Mo Stepdown) | 5-4-3-2-1 | 6.625% | -100 bps (-1.000 pt) | $3,006/mo | 1.28x |
| Option B: Balanced Par (36-Mo Stepdown) | 3-2-1 | 6.875% | -75 bps (-0.750 pt) | $3,070/mo | 1.25x |
| Option C: Max Cash Flow (10-Yr Interest-Only) | 3-2-1 IO | 7.000% | +38 bps IO LLPA | $2,788/mo | 1.38x |
Many DSCR lenders focus on the property's rent, not your tax returns. Not all applicants will qualify; terms vary by lender. Loans made or arranged pursuant to a California Financing Law license, #60DBO-218873.
Pembroke Pines, FL Short-Term Rental (STR), ADU & Legal Underwriting Notes
Local Municipal & Zoning Guidance: Wholesale DSCR and multifamily lenders in Pembroke Pines (BROWARD County County, FL) underwrite both 12-month long-term leases (Form 1007 / Form 1025) and compliant short-term rentals (AirDNA / 12-month booking ledger) subject to local municipal registration.
Florida Statutory Security Instrument: Loans in Pembroke Pines (BROWARD County County) are secured via Mortgage Instrument under Florida's Judicial (Circuit Court Foreclosure Action) framework (180–260 days). Insurance underwriting note: Standard DP-3 landlord dwelling fire, general liability & rent-loss coverage required..
10 Loan Programs in Pembroke Pines, FL
- DSCR Rental Loans (1–4, 5–8, 5–9, 5–10, 5–25 & 5+ Units) ( · 6.375% – 8.25% (Wholesale Tier Dependent))
- Hard Money Loans (Fast Asset-Based Acquisition & Bridge) ( · 9.25% – 11.50% Interest-Only)
- Private Money Loans (Flexible Balance-Sheet & Debt-Fund Capital) ( · 8.99% – 11.25% Interest-Only)
- Fix and Flip Loans (Up to 90% Purchase LTC + 100% Rehab Financing) ( · 9.25% – 11.25% Interest-Only)
- Real Estate Bridge Loans (1–4 Unit, 5–25+ Unit Multifamily & Commercial) ( · 8.75% – 10.99% Interest-Only)
- Ground-Up Construction Loans (Spec Homes, Duplex/Fourplex & Build-to-Rent) ( · 9.75% – 11.75% Interest-Only on Drawn Funds)
- Multifamily Loans (5–8, 5–9, 5–10, 5–25 & 5+ Unit Apartment Financing) ( · 6.50% – 8.50% (Perm) / 8.99%+ (Value-Add Bridge))
- Commercial Property Loans (Mixed-Use, Retail, Industrial, Warehouse & Office) ( · 6.875% – 8.99%)
- Investor Rehab & BRRRR Renovation Loans (Purchase + Holdback to DSCR) ( · 9.25% – 11.25% (Bridge Phase) -> 6.50%+ (DSCR Takeout))
- Investor DSCR Cash-Out Refinance (1–4, 5–8, 5–9, 5–10, 5–25 & 5+ Units) ( · 6.625% – 8.375%)
1–4 to 5–25+ Unit Multifamily Silos in Pembroke Pines
- 1–4 Unit Residential DSCR Loans — (0.75x – 1.00x+)
- 5–8 Unit Crossover Multifamily DSCR Loans — (1.00x – 1.15x)
- 5–9 Unit Small-Balance Multifamily DSCR Loans — (1.10x – 1.20x)
- 5–10 Unit Expanded Multifamily DSCR Loans — (1.15x – 1.20x)
- 5–25 Unit Mid-Market Apartment DSCR & Bridge Loans — (1.15x – 1.25x)
- 5+ Unit Commercial Multifamily & Blanket Portfolio Loans — (1.15x – 1.25x)
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