8441 SW 40th Ct · Davie, FL 33328

$5,000

3 bd · 2.5 ba · 1,958 sqft · SingleFamily public records · 8 Days on market

Built 1981

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COZY & SPACIOUS 3BR 2.5 BATH, 2 STORY HOME ON A HUGE LOT W/BEAUTIFUL MATURE TREES & FOLIAGE! LOFT (3rd BR) NEEDS TO BE DRYWALLED. OVER 1900 SQ FT LIVING AREA, WELL MAINTAINED WITH SOME UPGRADES, A/C, WATER HEATER, DISHWASHER, REFRIGERATOR, DISPOSAL ALL REPLACED WITHIN THE LAST 4-7 YRS. ROOF WAS REPLACED 14 YRS AGO. FRESHLY PAINTED IN A COUPLE OF ROOMS IN THE HOUSE. THIS IS A GREAT STARTER HOME IN VERY GOOD CONDITION AND PRICED VERY REASONABLY FOR THE EXCELLENT LOT AND AREA LOCATION!

Key facts

• 2 garage spots
• Built 1981
• Listed 7 days

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Residential property; 1 story
• Exterior features: Located in a cul-de-sac; Zoned residential

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $5k).
• Cap rate 684.9% 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: Silver Ridge Elementary School (math 49% / reading 65%, grade C+, #781 of 2,144 statewide, top 38%, 961 students, 43% FRL); Indian Ridge Middle School (math 55% / reading 60%, grade B, #157 of 571 statewide, top 28%, 2,020 students, 46% FRL); Western High School (math 43% / reading 60%, grade D+, #167 of 667 statewide, top 25%, 3,566 students, 43% FRL).
• Market conditions: Rents rising (+2.7%/yr); 183 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); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% of the median local income ($126k/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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 72.45% ✓
• Cap rate: 684.85%
• Cash-on-cash: 2423.43%
• DSCR: 108.83
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 128.36×
• Total profit: $178,301
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 274.72×
• Total profit: $383,205
• Equity at exit: $432

Cash invested: $1,400 (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 33328

• Rents YoY: 2.7%
• Active inventory: 183
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,623 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $2,827

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $2,831	-5% $2,829	+0% $2,827	+5% $2,826	+10% $2,824
Rent	-10% $2,541	-5% $2,684	+0% $2,827	+5% $2,970	+10% $3,114
Rate	-1.0pp $2,830	-0.5pp $2,829	base $2,827	+0.5pp $2,826	+1.0pp $2,825

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8351 SW 39th Ct Davie, FL	4.0	2.5	2022	$4,500	$2.23	26d	1	0.08mi
8320 SW 39th Ct Davie, FL	4.0	2.5	2140	$4,375	$2.04	26d	1	0.10mi
8321 SW 39th Ct Davie, FL	3.0	2.5	1958	$3,900	$1.99	26d	1	0.11mi
8321 SW 39th Ct Davie, FL	3.0	2.5	1958	$3,850	$1.97	4d	1	0.11mi
3747 E Valley Green Dr #76 Davie, FL	3.0	2.0	1317	$3,200	$2.43	26d	1	0.12mi
3673 W Valley Green Dr #42 Davie, FL	3.0	2.0	1317	$3,095	$2.35	7d	1	0.18mi
3673 W Valley Green Dr #42 Davie, FL	3.0	2.0	1317	$3,095	$2.35	20d	1	0.18mi
3632 E Forge Rd #13 Davie, FL	3.0	2.0	1479	$2,900	$1.96	26d	1	0.30mi
3630 Citrus Trce #4 Davie, FL	2.0	2.0	1358	$2,800	$2.06	9d	1	0.31mi
4960 SW 89th Ave Cooper City, FL	4.0	3.0	2282	$5,500	$2.41	26d	1	0.77mi
8907 SW 49th Ct Cooper City, FL	3.0	2.0	1732	$4,800	$2.77	12d	1	0.78mi
2931 SW 87th Ter #1921 Davie, FL	2.0	2.5	1230	$2,650	$2.15	4d	1	0.89mi
2931 SW 87th Ter #1921 Davie, FL	2.0	2.5	1230	$2,650	$2.15	5d	1	0.89mi
7644 Foxcroft Ln #7644 Davie, FL	3.0	2.0	1704	$3,600	$2.11	26d	1	0.89mi
4652 Horseshoe Cir Davie, FL	3.0	2.5	1724	$3,300	$1.91	26d	1	0.90mi
4901 Shalimar Ln Davie, FL	1.0–3.0	1.0–2.5	1052	$3,478	$3.30	0d	14	0.91mi
2921 SW 87th Ave #511 Davie, FL	2.0	2.5	1700	$2,350	$1.38	26d	1	0.92mi
2957 Quail Run Ln Davie, FL	3.0	2.0	1362	$3,600	$2.64	26d	1	0.97mi
2800 SW 87th Ave #1111 Davie, FL	2.0	2.5	1230	$2,700	$2.20	7d	1	1.02mi
7980 S Southwood Cir Davie, FL	3.0	2.5	1602	$3,250	$2.03	18d	1	1.05mi
7980 S Southwood Cir Davie, FL	3.0	2.5	1602	$3,250	$2.03	9d	1	1.05mi
4930 S University Dr Unit 4930 Davie, FL	3.0	2.5	1425	$2,650	$1.86	19d	1	1.06mi
7690 S Southwood Cir Davie, FL	4.0	3.0	1724	$3,775	$2.19	21d	1	1.07mi
5167 Madison Lakes Cir E Davie, FL	3.0	3.5	2452	$3,750	$1.53	26d	1	1.10mi
2800 S University Dr Davie, FL	3.0	2.5	1750	$1,800	$1.03	0d	1	1.14mi
4221 SW 71st Ter #4221 Davie, FL	2.0	2.5	1344	$2,800	$2.08	0d	1	1.14mi
4241 SW 71st Ter Unit 4241 Davie, FL	3.0	2.5	1328	$2,600	$1.96	26d	1	1.15mi
2700 S University Dr Unit 4C Davie, FL	3.0	2.5	1750	$1,915	$1.09	22d	1	1.19mi
7236 SW 46th St Davie, FL	4.0	3.0	1908	$4,050	$2.12	26d	1	1.19mi
4401 SW 70th Ter Unit 4401 Davie, FL	3.0	2.5	1328	$2,650	$2.00	16d	1	1.23mi
4403 SW 70th Ter Unit 4403 Davie, FL	3.0	2.5	1328	$2,600	$1.96	21d	1	1.23mi
4403 SW 70th Ter Unit 4403 Davie, FL	2.0	2.5	1328	$2,600	$1.96	26d	1	1.23mi
5236 SW 77th Way #5236 Davie, FL	3.0	2.5	1786	$3,100	$1.74	16d	1	1.26mi
2620 S University Dr #209 Davie, FL	3.0	2.0	1314	$2,700	$2.05	4d	1	1.27mi
2620 S University Dr #309 Davie, FL	3.0	2.0	1314	$2,800	$2.13	18d	1	1.27mi
5095 SW 73rd Ave Davie, FL	3.0	2.0	2212	$7,950	$3.59	26d	1	1.31mi
6984 SW 39th St Apt H206 Davie, FL	3.0	2.0	1364	$2,675	$1.96	23d	1	1.31mi
6992 SW 39th St Davie, FL	2.0–3.0	2.0	1259	$2,695	$2.14	4d	3	1.35mi
2600 S University Dr Davie, FL	3.0	1.0–2.0	1068	$3,195	$2.99	0d	5	1.36mi
2600 S University Dr Davie, FL	1.0–3.0	1.0–2.0	1068	$3,195	$2.99	12d	3	1.36mi

Listing history 7 events

1. 2026-06-09
   days on market $5,000 Active 8 DOM
2. 2026-06-08
   days on market $5,000 Active 7 DOM
3. 2026-06-07
   days on market $5,000 Active 6 DOM
4. 2026-06-04
   days on market $5,000 Active 3 DOM
5. 2026-06-03
   days on market $5,000 Active 2 DOM
6. 2026-06-01
   remarks 307-char remark
7. 2026-06-01
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 24 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: $43,472
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$3,478
• − Management: −$3,478
• − Depreciation: −$145
• Taxable income: $35,991
• Est. tax owed @ 24.0%: −$8,638
• After-tax cash flow: $25,290/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): 28,851
• Household income: $126,380
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 596.0

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 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 18% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 7% Dominican 2%
• Common ancestry: Italian 4% Scotch-Irish 3% Romanian 3%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 24% Arabic 2% 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: ▼ -379.96%
• Current HPI: 385.7541
• Rent YoY: ▲ 2.72%
• 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

-94.5% since first listed

5 events — show timeline

• 2026-06-01 Listed $5,000 NFMLS
• 2015-05-21 Sold (Public Records) $266,500 Public Records
• 2015-05-13 Sold (MLS) $266,500 Beaches MLS
• 2015-03-18 Listed $269,900 Beaches MLS
• 1984-06-01 Sold (Public Records) $91,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,358 · +3.0% YoY. Source: county tax records.