8621 SW 18th Ct · Davie, FL 33324

$195,000

3 bd · 2.0 ba · 1,388 sqft · Manufactured public records · 99 Days on market

Built 1972 3,200 sqft lot Est $272k · 28% under $129/mo HOA · 5% of rent

---

Why this score? — see what drove the B 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.8/10.0
• 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

* * * * * * Owner Financing available * * * * * * * JUST REDUCED $30,000 * * * * * * * Comes with everything - -Absolutely gorgeous true 3/2 double wide with carport - shed - screened in area - - - one of the largest homes available in Park City - -assoc. states it is HOPA verified - -lots of room for parking - -roof / 2017 - really nice and ready to move in - -

Key facts

• Shed
• Carport
• Screened in area

Tags

• CARPORT
• SHED
• SCREENED IN AREA
• ROOM FOR PARKING
• ROOF 2017

Property features AI

Finance

• Other: Directions: Pine Island to 84 go east to 86 Ave then south to 18 Ct west to property
• HOA & community: Association with clubhouse, pool, and shuffleboard court; Monthly HOA fee of $129; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport; 2 carport spaces; Driveway; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One story; Faces east; Resale condition
• Construction: Skirt: Other
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Entrance foyer; Walk-in closets; Smoke detector(s)
• Laundry & utility: Washer/dryer hookups (utility features listed under appliances and utilities)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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); 398 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 38% 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 99 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $195k implies a 200% 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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.38% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $272,048
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 SW 83rd Ave	0.50mi	3/2.0	1,350 (-3%)	2mo	$230,000	$170	70
8601 SW 22nd Ct	0.38mi	3/2.0	1,260 (-9%)	22mo	$247,000	$196	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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,202
• Equity at exit: $29,075

10-year hold

• IRR: 8.2%
• Equity multiple: 1.57×
• Total profit: $31,159
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$301 /mo · $3,614/yr
• Insurance: −$81
• HOA: −$129
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $586

Break-even live

Break-even rent $1,942

Max offer price $195,000

Occupancy floor 73%

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: $48,750
• Closing costs: $5,850
• 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	15d	1	0.23mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	7d	1	0.34mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	4d	1	0.34mi
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,500	$2.35	24d	1	0.35mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	10d	1	0.36mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	20d	2	0.38mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	3d	1	0.42mi
1774 SW 81st Ln Unit 1-31 Davie, FL	3.0	2.5	1630	$2,950	$1.81	5d	1	0.45mi
1774 SW 81st Ln Unit 1774 Davie, FL	3.0	2.5	1640	$3,400	$2.07	14d	1	0.45mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	18d	1	0.45mi
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	17d	1	0.45mi
2161 Orange Grove Dr Unit D9 Davie, FL	3.0	2.5	1628	$2,750	$1.69	24d	1	0.48mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$3,024	$2.86	2d	36	0.49mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	4d	1	0.50mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	24d	1	0.50mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	7d	1	0.50mi
8210 Peters Rd Plantation, FL	2.0	2.0	1218	$2,563	$2.10	2d	1	0.51mi
8210 Peters Rd Plantation, FL	3.0	2.0	1272	$2,796	$2.20	3d	1	0.51mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.51mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.51mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.51mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.53mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	7d	1	0.53mi
8210 SW 12th St Plantation, FL	1.0–3.0	1.0–2.0	1071	$2,835	$2.65	2d	18	0.55mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	24d	1	0.56mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	3d	2	0.56mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	22d	2	0.56mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$3,000	$3.47	3d	3	0.56mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.58mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	3d	1	0.59mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.59mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	24d	1	0.59mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	10d	1	0.59mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	18d	1	0.59mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.60mi
8020 SW 17th Pl Unit 3-5 Davie, FL	3.0	2.5	1630	$2,600	$1.60	7d	1	0.60mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.61mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.61mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	7d	2	0.64mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	7d	1	0.65mi

HOA detail

• Monthly dues: $129 · $1,548/yr

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 99 DOM
2. 2026-06-17
   days on market $195,000 Active 98 DOM
3. 2026-06-16
   days on market $195,000 Active 97 DOM
4. 2026-06-15
   days on market $195,000 Active 96 DOM
5. 2026-06-13
   days on market $195,000 Active 94 DOM
6. 2026-06-09
   days on market $195,000 Active 90 DOM
7. 2026-06-07
   days on market $195,000 Active 88 DOM
8. 2026-06-04
   days on market $195,000 Active 85 DOM
9. 2026-06-03
   days on market $195,000 Active 84 DOM
10. 2026-06-02
    days on market $195,000 Active 83 DOM
11. 2026-06-01
    days on market $195,000 Active 82 DOM
12. 2026-05-31
    days on market $195,000 Active 81 DOM
13. 2026-05-12
    price $195,000
14. 2025-11-14
    listed $225,000 Active
15. 2006-02-06
    soldstatus $65,000
16. 1977-11-01
    soldstatus $35,500

ⓘ 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: $3,614 · $301/mo
• Projected year-2 tax: $3,614 · $301/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: $32,207
• − Mortgage interest: −$10,923
• − Property taxes: −$3,614
• − Insurance: −$975
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$1,548
• − Depreciation: −$5,673
• Taxable income: $4,322
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $5,999/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

+449.3% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $195,000 Beaches MLS
• 2025-11-14 Listed $225,000 Beaches MLS
• 2006-02-06 Sold (Public Records) $65,000 Public Records
• 1977-11-01 Sold (Public Records) $35,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,614 · +12.2% YoY. Source: county tax records.