8557 SW 18th St · Davie, FL 33324

$199,000

2 bd · 2.0 ba · 1,205 sqft · Manufactured public records · 66 Days on market

Built 2013 2,730 sqft lot Est $205k · at est. $77/mo HOA · 3% of rent

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Why this score? — see what drove the C+ 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 +24.9/30.0
• ARV discount +8.8/15.0
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2/2 double wide with shed - built in 2013 - so financing is available - split bedroom plan - nice wood laminate floors through out - -washer and dryer hookups inside - one of the larger homes available in Park City - priced right for quick sale - -truly a must see - -assoc. states it is HOPA verified. .. .. .. .

Key facts

• 2,730 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Has association; $77 monthly HOA fee; Community amenities include clubhouse, pool, shuffleboard court, and hobby room; Senior community; Pets allowed (cats and dogs OK)

Exterior

• Parking: Concrete driveway with 2 open parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water available
• Home design: Mobile home (double wide); Single-story; Faces east
• Construction: Modular construction; Shingle roof; Double wide unit
• Exterior features: Not waterfront; Skirt: other

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Accessible bedroom, doors, and kitchen; common area accessibility
• Laundry & utility: Laundry closet with inside electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.4% in Davie — 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 82/100 on livability (#68 in FL, #1,159 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living D, amenities 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: Tropical Elementary School (math 54% / reading 64%, grade B-, #722 of 2,144 statewide, top 34%, 839 students, 53% FRL); Seminole Middle School (math 39% / reading 53%, grade D+, #300 of 571 statewide, top 53%, 1,072 students, 54% FRL); South Plantation High School (math 22% / reading 46%, grade F, #394 of 667 statewide, top 60%, 2,224 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 398 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% of the median local income ($85k/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 $6k 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 66 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $199k implies a 563% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $204,850
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1888 SW 85th Ave	0.14mi	2/1.5	1,121 (-7%)	2mo	$144,000	$128	78
8601 SW 22nd Ct	0.42mi	3/2.0 (+1)	1,260 (+5%)	22mo	$247,000	$196	50
2325 SW 83rd Ave	0.51mi	3/2.0 (+1)	1,350 (+12%)	2mo	$230,000	$170	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-9,089
• Equity at exit: $29,672

10-year hold

• IRR: 2.9%
• Equity multiple: 1.19×
• Total profit: $10,837
• Equity at exit: $17,206

Cash invested: $55,720 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 398
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,431 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$288 /mo · $3,458/yr
• Insurance: −$83
• HOA: −$77
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $429

Break-even live

Break-even rent $1,888

Max offer price $199,000

Occupancy floor 77%

Sensitivity live

Price	-10% $541	-5% $485	+0% $429	+5% $372	+10% $316
Rent	-10% $237	-5% $333	+0% $429	+5% $525	+10% $621
Rate	-1.0pp $529	-0.5pp $479	base $429	+0.5pp $377	+1.0pp $325

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	4d	1	0.16mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	16d	1	0.25mi
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,500	$2.35	25d	1	0.38mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	4d	1	0.40mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	8d	1	0.40mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	11d	1	0.42mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	21d	2	0.44mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	4d	1	0.45mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	3d	1	0.46mi
8210 Peters Rd Plantation, FL	2.0	2.0	1218	$2,563	$2.10	2d	1	0.47mi
8210 Peters Rd Plantation, FL	1.0	1.0	870	$1,970	$2.26	19d	1	0.47mi
8210 Peters Rd Plantation, FL	3.0	2.0	1272	$2,796	$2.20	3d	1	0.47mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,606	$2.47	3d	36	0.48mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	19d	1	0.51mi
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	18d	1	0.51mi
8210 SW 12th St Plantation, FL	1.0–3.0	1.0–2.0	1071	$2,434	$2.27	2d	18	0.51mi
2140 SW 90th Ave Davie, FL	1.0	1.0	1500	$1,500	$1.00	25d	1	0.52mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	3d	1	0.53mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	25d	1	0.56mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	8d	1	0.56mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.57mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	6d	1	0.57mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.57mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	25d	1	0.59mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.59mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	8d	1	0.59mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	25d	1	0.59mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	3d	3	0.61mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	22d	2	0.61mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	25d	1	0.61mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	4d	2	0.61mi
1301 SW 80th Ter Plantation, FL	1.0–3.0	1.0–2.0	1061	$3,394	$3.20	3d	10	0.63mi
8032 SW 21st Pl Davie, FL	3.0	2.0	1276	$2,995	$2.35	25d	1	0.63mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.64mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	25d	2	0.65mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	19d	1	0.65mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	0.66mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.67mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.67mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	14d	1	0.67mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 15 events

1. 2026-06-18
   days on market $199,000 Active 66 DOM
2. 2026-06-17
   days on market $199,000 Active 65 DOM
3. 2026-06-16
   days on market $199,000 Active 64 DOM
4. 2026-06-15
   days on market $199,000 Active 63 DOM
5. 2026-06-13
   pricedays on market $199,000 Active 61 DOM
6. 2026-06-09
   days on market $225,000 Active 57 DOM
7. 2026-06-08
   days on market $225,000 Active 56 DOM
8. 2026-06-07
   days on market $225,000 Active 55 DOM
9. 2026-06-04
   days on market $225,000 Active 52 DOM
10. 2026-06-03
    days on market $225,000 Active 51 DOM
11. 2026-06-02
    days on market $225,000 Active 50 DOM
12. 2026-06-01
    days on market $225,000 Active 49 DOM
13. 2026-05-31
    days on market $225,000 Active 48 DOM
14. 2026-04-13
    listed $225,000 Active
15. 1981-12-01
    soldstatus $30,000

ⓘ 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: $3,458 · $288/mo
• Projected year-2 tax: $3,458 · $288/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 X (shaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,170
• − Mortgage interest: −$11,147
• − Property taxes: −$3,458
• − Insurance: −$995
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − HOA: −$924
• − Depreciation: −$5,789
• Taxable income: $2,190
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $4,619/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 — Davie

• Score: 82/100
• State rank: #68
• US rank: #1159

Category grades

Amenities D- Commute B- Cost of living D Crime A+ Employment A Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davie, FL
• County: Broward County · 1,963,430 people
• City population: 92,317
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 50,151
• Household income: $85,000
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 2923.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Two or more races 20% Black 16% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Romanian 3% Italian 3% Hispanic 3%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 26% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -160.16%
• Current HPI: 317.8685
• Rent YoY: ▲ 1.23%
• 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

+650.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $225,000 Beaches MLS
• 1981-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $3,458 · +16.6% YoY. Source: county tax records.