9311 Orange Grove Dr #410 · Davie, FL 33324

$209,000

2 bd · 2.0 ba · 980 sqft · Condo public records · 73 Days on market

Built 1980 $570/mo HOA · 26% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to water views. Wind down with sunsets from your private screened balcony. This light-filled condo offers the lifestyle buyers are chasing—open living spaces, warm wood-style floors, and a seamless indoor-outdoor feel. The kitchen is both functional and inviting with granite counters and abundant storage, Community pool right outside. Full coverage of IMPACT GLASS windows and doors provide peace of mind and saving on utility costs. This home has great attention to detail and true pride of ownership. 2022 AC . There is a tankless water heater, Enjoy a beautifully maintained community with a waterfront pool. PINE ISLAND Country club is within walking distance. Whether you're loo

Key facts

• Community pool
• Impact glass windows
• Waterfront pool

Tags

• PRIVATE SCREENED BALCONY
• COMMUNITY POOL
• IMPACT GLASS WINDOWS
• TANKLESS WATER HEATER
• WATERFRONT POOL

Property features AI

Finance

• Other: Pets allowed with restrictions (cats only noted; number limits and possible pet restrictions)
• HOA & community: Association with clubhouse, laundry facilities, and pool; Monthly HOA fee (includes cable TV, insurance, grounds maintenance, pest control, sewer, trash, water, reserve funds, and pool service)

Exterior

• Parking: 1 assigned parking space; Guest parking available; Permit required
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; Faces south
• Construction: CBS construction; Other roof material; 4 total stories
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Storm windows; Smoke detectors; Updated/remodeled condition; Resale unit
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $192k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: Fox Trail Elementary School (math 58% / reading 69%, grade B, #564 of 2,144 statewide, top 27%, 1,130 students, 53% 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) — zoned schools at 47% 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 18d 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 31% 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 73 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $209k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $192,121 (8.1% 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 73 days. Have you received any prior offers? Is the seller open to a 8% 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: 1.05% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-43,518
• Equity at exit: $31,163

10-year hold

• IRR: -22.1%
• Equity multiple: -0.02×
• Total profit: $-59,821
• Equity at exit: $18,071

Cash invested: $58,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$87
• HOA: −$570
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-96

Break-even live

Break-even rent $2,311

Max offer price $192,121

Occupancy floor 99%

Sensitivity live

Price	-10% $23	-5% $-36	+0% $-96	+5% $-155	+10% $-214
Rent	-10% $-269	-5% $-182	+0% $-96	+5% $-9	+10% $77
Rate	-1.0pp $10	-0.5pp $-42	base $-96	+0.5pp $-150	+1.0pp $-205

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	25d	1	0.06mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.06mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	8d	2	0.08mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.14mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	6d	1	0.14mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	19d	1	0.15mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.18mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.18mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.21mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.22mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	19d	2	0.25mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,200	$2.06	3d	3	0.25mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1139	$2,650	$2.33	18d	2	0.25mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	5d	1	0.26mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	25d	1	0.28mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	25d	1	0.32mi
9470 Live Oak Pl #306 Davie, FL	2.0	2.0	980	$1,950	$1.99	25d	1	0.33mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	25d	2	0.37mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	0.37mi
9430 Live Oak Pl Davie, FL	2.0	2.0	1000	$2,950	$2.95	25d	1	0.39mi
9440 Live Oak Pl #201 Davie, FL	2.0	2.0	980	$2,250	$2.30	25d	1	0.40mi
9450 Live Oak Pl #305 Davie, FL	2.0	2.0	980	$1,900	$1.94	8d	1	0.41mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	19d	1	0.48mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	5d	2	0.49mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	25d	2	0.49mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	3d	3	0.51mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	25d	1	0.51mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	4d	2	0.51mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	22d	2	0.51mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	0.54mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	4d	2	0.54mi
9410 Tangerine Pl #105 Davie, FL	1.0	1.0	850	$1,750	$2.06	8d	1	0.55mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	25d	1	0.59mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	3d	1	0.62mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	22d	1	0.62mi
9421 Evergreen Pl #403 Davie, FL	2.0	2.0	775	$1,850	$2.39	25d	1	0.64mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	25d	1	0.67mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	16d	1	0.67mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	3d	1	0.68mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	8d	1	0.72mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-02
   status $209,000 Pending 73 DOM
2. 2026-06-01
   days on market $209,000 Active 73 DOM
3. 2026-05-31
   days on market $209,000 Active 72 DOM
4. 2026-05-18
   price $209,000
5. 2026-04-06
   price $225,000
6. 2026-03-20
   listed $250,000 Active
7. 2001-09-25
   soldstatus $78,000
8. 1980-02-01
   soldstatus $53,500

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$867/yr (+$72/mo · 99.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,277
• − Mortgage interest: −$11,707
• − Property taxes: −$868
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$6,840
• − Depreciation: −$6,080
• Taxable loss: −$4,468
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $-74/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

+290.7% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $209,000 Beaches MLS
• 2026-04-06 Price Changed $225,000 Beaches MLS
• 2026-03-20 Listed $250,000 Beaches MLS
• 2001-09-25 Sold (Public Records) $78,000 Public Records
• 1980-02-01 Sold (Public Records) $53,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $868 · +1.1% YoY. Source: county tax records.