8648 SW 16th Pl · Davie, FL 33324

$224,900

2 bd · 2.0 ba · 1,094 sqft · Manufactured public records · 102 Days on market

Built 2006 2,730 sqft lot Est $189k · 19% over $78/mo HOA · 3% 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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

2006 Double with carport, just painted and all new flooring. This home is steps from one of three clubhouses.

Key facts

• Three clubhouses
• New flooring
• Carport

Tags

• CARPORT
• NEW FLOORING
• THREE CLUBHOUSES

Property features AI

Finance

• HOA & community: Active homeowners association; Monthly HOA fee of $78; Amenities: clubhouse, community pool, shuffleboard court, maintained community; Senior community

Exterior

• Parking: Carport (1 covered space); Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Mobile home; North-facing; Single-story (entry level 1)
• Construction: Resale property
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main/first floor)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools A+, crime A+, housing 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.
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $225k implies a 857% 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 $204,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $189,262
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1888 SW 85th Ave	0.26mi	2/1.5	1,121 (+2%)	2mo	$144,000	$128	80
2301 SW 86th Ter	0.53mi	2/2.0	997 (-9%)	2mo	$172,000	$173	59

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-24,510
• Equity at exit: $33,533

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-16,954
• Equity at exit: $19,445

Cash invested: $62,972 (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: 408
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,402 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$295 /mo · $3,536/yr
• Insurance: −$94
• HOA: −$78
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $252

Break-even live

Break-even rent $2,083

Max offer price $224,900

Occupancy floor 85%

Sensitivity live

Price	-10% $379	-5% $316	+0% $252	+5% $188	+10% $125
Rent	-10% $62	-5% $157	+0% $252	+5% $347	+10% $442
Rate	-1.0pp $365	-0.5pp $309	base $252	+0.5pp $194	+1.0pp $134

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	16d	1	0.16mi
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	5d	1	0.19mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	8d	1	0.34mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	5d	1	0.36mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	11d	1	0.39mi
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,500	$2.35	25d	1	0.41mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	21d	2	0.41mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,606	$2.47	3d	36	0.42mi
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	18d	1	0.43mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	19d	1	0.45mi
8210 Peters Rd Plantation, FL	1.0	1.0	870	$1,970	$2.26	19d	1	0.46mi
8210 Peters Rd Plantation, FL	3.0	2.0	1272	$2,796	$2.20	4d	1	0.46mi
8210 Peters Rd Plantation, FL	2.0	2.0	1218	$2,563	$2.10	3d	1	0.46mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	3d	1	0.47mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	25d	1	0.48mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	8d	1	0.48mi
8210 SW 12th St Plantation, FL	1.0–3.0	1.0–2.0	1071	$2,434	$2.27	2d	18	0.49mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.52mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	4d	2	0.53mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	3d	3	0.53mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	23d	2	0.53mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	25d	1	0.53mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.54mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	6d	1	0.54mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	5d	1	0.54mi
2140 SW 90th Ave Davie, FL	1.0	1.0	1500	$1,500	$1.00	25d	1	0.54mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.56mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	25d	1	0.56mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	19d	1	0.57mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	25d	2	0.58mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.59mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	0.59mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	25d	2	0.61mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	6d	2	0.61mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.62mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.62mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	3d	1	0.63mi
1301 SW 80th Ter Plantation, FL	1.0–3.0	1.0–2.0	1061	$3,394	$3.20	3d	10	0.63mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	0.66mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	4d	2	0.66mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 16 events

1. 2026-06-21
   days on market $224,900 Active 102 DOM
2. 2026-06-18
   days on market $224,900 Active 99 DOM
3. 2026-06-17
   days on market $224,900 Active 98 DOM
4. 2026-06-16
   days on market $224,900 Active 97 DOM
5. 2026-06-15
   days on market $224,900 Active 96 DOM
6. 2026-06-13
   days on market $224,900 Active 94 DOM
7. 2026-06-09
   days on market $224,900 Active 90 DOM
8. 2026-06-07
   days on market $224,900 Active 88 DOM
9. 2026-06-04
   days on market $224,900 Active 85 DOM
10. 2026-06-03
    days on market $224,900 Active 84 DOM
11. 2026-06-02
    days on market $224,900 Active 83 DOM
12. 2026-06-01
    days on market $224,900 Active 82 DOM
13. 2026-05-31
    days on market $224,900 Active 81 DOM
14. 2025-07-14
    listed $224,900 Active
15. 1991-03-14
    soldstatus $23,500
16. 1973-08-01
    soldstatus $11,500

ⓘ 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: $3,536 · $295/mo
• Projected year-2 tax: $3,536 · $295/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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $28,825
• − Mortgage interest: −$12,598
• − Property taxes: −$3,536
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − HOA: −$936
• − Depreciation: −$6,543
• Taxable loss: −$523
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $3,149/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

+1855.7% since first listed

3 events — show timeline

• 2025-07-14 Listed $224,900 Beaches MLS
• 1991-03-14 Sold (Public Records) $23,500 Public Records
• 1973-08-01 Sold (Public Records) $11,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,536 · +15.0% YoY. Source: county tax records.