13560 SW 7th Pl · Davie, FL 33325

$275,000

3 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 45 Days on market

Built 2018 3,600 sqft lot

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Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL AGES . .. NO HOA . .. YOU OWN THE LAND. .. 2018 DOUBLE WIDE MOBILE HOME 28X44. NEW APPLIANCES AND A/C. .. .RUBBER R400 ROOF. .. .. NEVER LEAK AND STAY PUT IN THE HURRICAINE. .. .. ALL INSPECTIONS MUST BE DONE BEFORE CONTRACT. .. OWNER/ PRIVATE FUNDING AVAILABLE WITH 30% DOWN ALL AGES . .. NO HOA . .. YOU OWN THE LAND. .. 2018 DOUBLE WIDE MOBILE HOME 28X44. NEW APPLIANCES AND A/C. .. .RUBBER R400 ROOF. .. .. NEVER LEAK AND STAY PUT IN THE HURRICAINE. .. .. ALL INSPECTIONS MUST BE DONE BEFORE CONTRACT. .. OWNER/ PRIVATE FUNDING AVAILABLE WITH 30% DOWN

Key facts

• New appliances
• Never leak
• No hoa

Tags

• NO HOA
• YOU OWN THE LAND
• NEW APPLIANCES
• RUBBER R400 ROOF
• NEVER LEAK

Property features AI

Finance

• Other: Property type: Mobile Home; Living area reported as 1,215 (builder source); Road maintained by public authority; Pets allowed (call for details)

Exterior

• Parking: Parking for 2 vehicles; Asphalt parking surface
• Utilities: Public water; Public sewer; 200+ amp electric service; Water connected; Sewer available
• Home design: Single-story mobile home; Double wide model (CLAYTON EXCITEMENT); Resale condition; Faces east
• Construction: Modular construction; Shingle roof; 44' x 28' (mobile length x width)
• Exterior features: First-floor entry; Skirt (other); Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range and refrigerator; Unfurnished; Laminate flooring; Laundry area (other)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Flamingo Elementary School (math 48% / reading 51%, grade D, #1,088 of 2,144 statewide, top 53%, 658 students, 62% 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 50% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 176 active listings in the ZIP; 34 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 37% of the median local income ($101k/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 $8k 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 45 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 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 $6k; list at $275k implies a 4265% 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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-14,898
• Equity at exit: $41,003

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,002
• Equity at exit: $23,777

Cash invested: $77,000 (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 33325

• Rents YoY: -0.9%
• Active inventory: 176
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,074 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$265 /mo · $3,175/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $607

Break-even live

Break-even rent $2,305

Max offer price $275,000

Occupancy floor 75%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Shiloh Ter Unit 651 Davie, FL	3.0	2.0	1249	$4,700	$3.76	24d	1	0.23mi
13761 Newport Mnr Davie, FL	3.0	2.0	1249	$3,500	$2.80	24d	1	0.26mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	13d	1	0.54mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	14d	1	0.54mi
118 Riverwalk Cir Sunrise, FL	3.0	2.5	1447	$3,100	$2.14	24d	1	0.73mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$3,014	$2.68	24d	1	0.84mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$2,913	$2.59	20d	1	0.84mi
200 Commodore Dr Plantation, FL	2.0	2.0	1078	$2,743	$2.54	22d	1	0.84mi
13500 NW 3rd St Plantation, FL	1.0–3.0	1.0–2.5	1099	$3,725	$3.39	2d	21	0.85mi
1631 SW 129th Way Davie, FL	3.0	2.0	1189	$3,700	$3.11	5d	1	0.92mi
400 Commodore Dr #308 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	0.96mi
430 Commodore Dr Unit 430 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	1.01mi
430 Commodore Dr #210 Plantation, FL	2.0	2.0	1130	$2,100	$1.86	24d	1	1.01mi
13755 SW 20th St Davie, FL	2.0	2.0	864	$2,500	$2.89	24d	1	1.02mi
701 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,500	$1.95	24d	1	1.05mi
705 SW 148th Ave #213 Davie, FL	3.0	3.0	1409	$2,300	$1.63	17d	1	1.05mi
781 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,675	$2.08	24d	2	1.06mi
781 SW 148th Ave Davie, FL	1.0–3.0	1.0–3.0	1176	$2,750	$2.34	15d	3	1.06mi
785 SW 148th Ave #1406 Davie, FL	3.0	3.0	1285	$2,550	$1.98	24d	1	1.06mi
721 SW 148th Ave Davie, FL	2.0	2.0–3.0	1138	$2,700	$2.37	24d	2	1.07mi
735 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,575	$2.00	24d	2	1.07mi
741 SW 148th Ave #705 Davie, FL	2.0	2.0	1064	$2,395	$2.25	5d	1	1.08mi
741 SW 148th Ave Davie, FL	2.0	2.0	1064	$2,348	$2.21	11d	2	1.08mi
741 SW 148th Ave Davie, FL	2.0	2.0	1064	$2,348	$2.21	5d	2	1.08mi
761 SW 148th Ave #915 Davie, FL	2.0	2.0	1034	$2,490	$2.41	19d	1	1.08mi
761 SW 148th Ave #915 Davie, FL	2.0	2.0	1034	$2,380	$2.30	17d	1	1.08mi
711 SW 148th Ave Davie, FL	3.0	3.0	1347	$2,720	$2.02	8d	2	1.09mi
711 SW 148th Ave Davie, FL	3.0	3.0	1347	$2,750	$2.04	14d	3	1.09mi
715 SW 148th Ave #611 Davie, FL	2.0	1.0	1068	$2,250	$2.11	8d	1	1.09mi
715 SW 148th Ave #611 Davie, FL	2.0	1.0	1068	$2,250	$2.11	13d	1	1.09mi
771 SW 148th Ave #1305 Davie, FL	2.0	1.0	1068	$2,250	$2.11	2d	1	1.09mi
745 SW 148th Ave #815 Davie, FL	2.0	2.0	1034	$2,425	$2.35	24d	1	1.12mi
751 SW 148th Ave Davie, FL	2.0–3.0	2.0–3.0	1123	$2,775	$2.47	24d	3	1.14mi
13060 Vista Isles Dr #222 Plantation, FL	2.0	1.0	965	$2,100	$2.18	8d	1	1.46mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $275,000 Pending 45 DOM
2. 2026-06-09
   days on market $275,000 Active 42 DOM
3. 2026-06-08
   days on market $275,000 Active 41 DOM
4. 2026-06-07
   days on market $275,000 Active 40 DOM
5. 2026-06-04
   days on market $275,000 Active 37 DOM
6. 2026-06-03
   days on market $275,000 Active 36 DOM
7. 2026-06-02
   days on market $275,000 Active 35 DOM
8. 2026-06-01
   days on market $275,000 Active 34 DOM
9. 2026-05-31
   days on market $275,000 Active 33 DOM
10. 2026-05-22
    status Active
11. 2026-05-19
    status Pending
12. 2026-04-25
    listed $275,000 Active
13. 2026-03-25
    listed $1,947
14. 2026-03-24
    historical $1,947
15. 2026-03-14
    listed $1,947
16. 2024-05-07
    historical $1,997
17. 2024-03-31
    price $1,997
18. 2024-03-19
    listed $2,175
19. 1991-01-31
    soldstatus $6,300

ⓘ 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: $3,175 · $265/mo
• Projected year-2 tax: $3,175 · $265/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 ≥106°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: $36,889
• − Mortgage interest: −$15,404
• − Property taxes: −$3,175
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − Depreciation: −$8,000
• Taxable income: $3,033
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $6,559/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): 32,399
• Household income: $100,553
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 924.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 51% White 33% Two or more races 31% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 9% Dominican 1% Salvadoran 1%
• Common ancestry: Italian 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 49% English-only · Spanish 46% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -437.64%
• Current HPI: 385.1467
• Rent YoY: ▼ -0.88%
• 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

+4265.1% since first listed

10 events — show timeline

• 2026-05-22 Relisted — Beaches MLS
• 2026-05-19 Pending — Beaches MLS
• 2026-04-25 Listed $275,000 Beaches MLS
• 2026-03-25 Listed for Rent $1,947 RMLSFL
• 2026-03-24 Rental Removed $1,947 GFLMLS
• 2026-03-14 Listed for Rent $1,947 GFLMLS
• 2024-05-07 Rental Removed $1,997 GFLMLS
• 2024-03-31 Price Changed $1,997 GFLMLS
• 2024-03-19 Listed for Rent $2,175 GFLMLS
• 1991-01-31 Sold (Public Records) $6,300 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,175 · +9.4% YoY. Source: county tax records.