2846 S University Dr #4205 · Davie, FL 33328

$209,000

1 bd · 1.0 ba · 565 sqft · Condo public records · 13 Days on market

Built 1988

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Perfect location 1bed and 1bath condo just across the street from NSU. Walking distance to NSU. Close to shopping plazas and easy to access I-595. The unit features tile flooring throughout living area include bathroom and kitchen. Laminated wood flooring in the bedroom. Kitchen has granite countertop. Full size washer/dryer inside of the unit. No popcorn ceiling. No rental restriction period and can be rented without waiting time after purchase. Great opportunity for investors. Currently rented until 7/14/2026. SELLER IS MOTIVATED!!

Key facts

• No popcorn ceiling
• Granite countertop
• Built 1988

Tags

• WALKING DISTANCE TO NSU
• CLOSE TO SHOPPING PLAZAS
• GRANITE COUNTERTOP
• FULL SIZE WASHER DRYER
• NO POPCORN CEILING
• NO RENTAL RESTRICTION

Property features AI

Finance

• HOA & community: Pets allowed (restrictions possible)

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Water connected; Sewer available; Cable available
• Home design: Condominium; Resale condition; Second-floor entry; Faces north; 3-story building
• Construction: Built with CBS construction materials; Tile roof
• Exterior features: No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Has heating (type: Other); Electric cooling
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (9.7% below list).
• Recommended offer: $189k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.4% in Davie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.7%/yr); 183 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 2y 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.
• Current owner paid $140k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $188,788 (9.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.90% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 9.2

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: -30.2%
• Equity multiple: 0.00×
• Total profit: $-58,418
• Equity at exit: $31,163

10-year hold

• IRR: -32.8%
• Equity multiple: -0.42×
• Total profit: $-83,154
• 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 33328

• Rents YoY: 2.7%
• Active inventory: 183
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$333 /mo · $3,997/yr
• Insurance: −$87
• HOA est. from 2 same-building comps: −$357
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-382

Break-even live

Break-even rent $2,371

Max offer price $141,565

Occupancy floor —

Sensitivity live

Price	-10% $-263	-5% $-323	+0% $-382	+5% $-441	+10% $-500
Rent	-10% $-531	-5% $-456	+0% $-382	+5% $-307	+10% $-233
Rate	-1.0pp $-276	-0.5pp $-329	base $-382	+0.5pp $-436	+1.0pp $-491

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	23d	2	0.08mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	26d	2	0.08mi
2900 S University Dr #9210 Davie, FL	—	1.0	650	$1,800	$2.77	9d	1	0.09mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	5d	1	0.09mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,781	$2.92	0d	5	0.31mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	9d	1	0.42mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	26d	1	0.43mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$1,850	$2.10	16d	4	0.47mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$1,850	$2.10	0d	4	0.47mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,150	$2.07	0d	32	1.07mi
4165 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	785	$1,600	$2.04	7d	2	1.25mi
4163 SW 67th Ave Unit 116C Davie, FL	1.0	1.0	560	$1,625	$2.90	12d	1	1.30mi
4163 SW 67th Ave Unit 116C Davie, FL	1.0	1.0	560	$1,625	$2.90	9d	1	1.30mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	23d	1	1.35mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	4d	1	1.35mi
4199 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	746	$1,699	$2.28	0d	9	1.37mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,399	$2.31	0d	22	1.39mi
6211 SW 37th St Davie, FL	2.0	1.5–2.0	730	$1,825	$2.50	3d	3	1.39mi
6351 Palm Trace Landings Dr Davie, FL	1.0	1.0	703	$2,345	$3.34	23d	1	1.40mi
3890 Davie Rd Davie, FL	2.0	1.0–2.0	850	$2,358	$2.77	0d	19	1.44mi
6150 SW 37th St Unit 1-20 Davie, FL	1.0	1.0	700	$1,575	$2.25	26d	1	1.48mi
6150 SW 37th St Davie, FL	1.0	1.0	700	$1,775	$2.54	18d	1	1.48mi
6150 SW 37th St Davie, FL	2.0	1.0	700	$1,650	$2.36	15d	1	1.48mi
6300 SW 24th Pl Davie, FL	1.0–2.0	1.0–2.0	932	$2,101	$2.25	0d	12	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $209,000 Active 13 DOM
2. 2026-06-18
   days on market $209,000 Active 10 DOM
3. 2026-06-17
   days on market $209,000 Active 9 DOM
4. 2026-06-16
   days on market $209,000 Active 8 DOM
5. 2026-06-15
   days on market $209,000 Active 7 DOM
6. 2026-06-13
   days on market $209,000 Active 5 DOM
7. 2026-06-08
   remarks 559-char remark
8. 2026-06-08
   listed $209,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,997 · $333/mo
• Projected year-2 tax: $3,997 · $333/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,655
• − Mortgage interest: −$11,707
• − Property taxes: −$3,997
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$4,284
• − Depreciation: −$6,080
• Taxable loss: −$8,083
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-2,641/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

+4.6% since first listed

30 events — show timeline

• 2026-06-08 Listed $209,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-03-25 Price Changed $209,000 Beaches MLS
• 2025-06-19 Rental Removed $1,900 GFLMLS
• 2025-05-31 Listed for Rent $1,900 GFLMLS
• 2025-05-30 Listed $229,000 Beaches MLS
• 2024-04-24 Rental Removed $1,900 GFLMLS
• 2024-04-19 Listed for Rent $1,900 GFLMLS
• 2024-04-18 Rental Removed $1,900 GFLMLS
• 2024-03-19 Listed for Rent $1,900 GFLMLS
• 2024-03-10 Rental Removed $1,900 REALLYO
• 2024-03-06 Listed for Rent $1,900 REALLYO
• 2024-03-06 Rental Removed $1,900 REALLYO
• 2024-02-28 Listed for Rent $1,900 REALLYO
• 2024-02-28 Rental Removed $1,900 REALLYO
• 2024-02-21 Rental Removed $1,900 REALLYO
• 2024-02-21 Listed for Rent $1,900 REALLYO
• 2024-02-13 Listed for Rent $1,900 REALLYO
• 2024-02-09 Rental Removed $1,900 REALLYO
• 2024-02-03 Listed for Rent $1,900 REALLYO
• 2024-02-03 Rental Removed $1,900 REALLYO
• 2024-01-27 Listed for Rent $1,900 REALLYO
• 2024-01-27 Rental Removed $1,900 REALLYO
• 2024-01-20 Listed for Rent $1,900 REALLYO
• 2024-01-20 Rental Removed $1,900 REALLYO
• 2024-01-15 Listed for Rent $1,900 REALLYO
• 2024-01-15 Rental Removed $1,900 REALLYO
• 2024-01-07 Listed for Rent $1,900 REALLYO
• 2019-08-06 Sold (Public Records) $140,000 Public Records
• 2006-04-24 Sold (Public Records) $199,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,997 · +2.9% YoY. Source: county tax records.