1811 Sabal Palm Dr #203 · Davie, FL 33324

$249,900

3 bd · 2.0 ba · 1,170 sqft · Condo public records · 62 Days on market

Built 1980 $603/mo HOA · 24% 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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Key facts

• $603 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Sabal Palm Condo association; Monthly HOA fee of $603; HOA covers cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, elevator, legal/accounting, reserves, roof repairs, recreation facilities, pool service; Community amenities include pool, fitness center, clubhouse, elevators, tennis, pickleball and basketball courts, putting green, golf course access, playground, billiard room, bar/cafe/restaurant, picnic area, storage, sidewalks, street lights, maintenance, recreation facilities and trash chute; Pets allowed with number limits; Community contains 299 units

Exterior

• Parking: Open asphalt parking; 1 parking space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One-level unit; B UNIT floor plan; Faces southeast
• Construction: Stucco and CBS construction; Flat roof; Slab foundation; Building has 4 stories
• Exterior features: Public-maintained city street frontage; Asphalt road surface; Waterfront: Yes (no waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (main level)
• Flooring: Concrete; Tile; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating (individual systems); Central air conditioning with humidity control (individual systems)
• Interior features: Split bedroom layout; Blinds on windows
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.4% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $229k (8.4% 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 36% 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 62 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $250k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,978 (8.4% 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 62 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: 1.01% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 8.2

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: -22.0%
• Equity multiple: 0.25×
• Total profit: $-52,183
• Equity at exit: $37,261

10-year hold

• IRR: -22.0%
• Equity multiple: -0.02×
• Total profit: $-71,538
• Equity at exit: $21,607

Cash invested: $69,972 (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: 398
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$104
• HOA: −$603
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-118

Break-even live

Break-even rent $2,676

Max offer price $228,978

Occupancy floor 100%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,700	$2.52	4d	1	0.03mi
1831 Sabal Palm Dr #202 Davie, FL	3.0	2.0	1155	$2,600	$2.25	14d	1	0.04mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,600	$2.28	18d	2	0.04mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.09mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.09mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	18d	1	0.09mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.09mi
1931 Sabal Palm Dr #107 Davie, FL	3.0	2.0	1170	$2,490	$2.13	24d	1	0.12mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.13mi
9501 Seagrape Dr #305 Davie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	0.15mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1155	$2,650	$2.29	4d	2	0.18mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1155	$2,650	$2.29	24d	2	0.18mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1139	$2,650	$2.33	17d	2	0.18mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,700	$2.53	3d	3	0.18mi
9531 Seagrape Dr #202 Davie, FL	3.0	2.0	1155	$2,700	$2.34	12d	1	0.18mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	7d	2	0.18mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.19mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	16d	1	0.19mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.19mi
9430 Live Oak Pl Davie, FL	2.0	2.0	1000	$2,950	$2.95	24d	1	0.19mi
9470 Live Oak Pl #306 Davie, FL	2.0	2.0	980	$1,950	$1.99	24d	1	0.21mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	7d	1	0.22mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.22mi
9440 Live Oak Pl #201 Davie, FL	2.0	2.0	980	$2,250	$2.30	24d	1	0.22mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.24mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.24mi
9450 Live Oak Pl #305 Davie, FL	2.0	2.0	980	$1,900	$1.94	7d	1	0.25mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	18d	1	0.29mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	20d	2	0.33mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	10d	1	0.35mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	4d	1	0.36mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	18d	1	0.36mi
9310 SW 23rd St #4003 Davie, FL	2.0	2.0	1380	$2,900	$2.10	7d	1	0.38mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	7d	1	0.38mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	3d	2	0.39mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	0.39mi
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	17d	1	0.40mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	24d	1	0.40mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	22d	2	0.41mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	3d	2	0.41mi

HOA detail condo

• Monthly dues: $603 · $7,236/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $249,900 Active 62 DOM
2. 2026-06-17
   days on market $249,900 Active 61 DOM
3. 2026-06-16
   days on market $249,900 Active 60 DOM
4. 2026-06-15
   days on market $249,900 Active 59 DOM
5. 2026-06-13
   days on market $249,900 Active 57 DOM
6. 2026-06-09
   days on market $249,900 Active 53 DOM
7. 2026-06-08
   days on market $249,900 Active 52 DOM
8. 2026-06-07
   days on market $249,900 Active 51 DOM
9. 2026-06-04
   days on market $249,900 Active 48 DOM
10. 2026-06-03
    days on market $249,900 Active 47 DOM
11. 2026-06-02
    days on market $249,900 Active 46 DOM
12. 2026-06-01
    days on market $249,900 Active 45 DOM
13. 2026-05-31
    days on market $249,900 Active 44 DOM
14. 2026-04-17
    listed $259,900 Active
15. 1990-05-02
    soldstatus $61,500
16. 1981-08-01
    soldstatus $68,500

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$918/yr (+$77/mo · 79.4%)

ⓘ 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 · 24 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: $30,312
• − Mortgage interest: −$13,998
• − Property taxes: −$1,156
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$7,236
• − Depreciation: −$7,270
• Taxable loss: −$5,448
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $-114/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

+279.4% since first listed

3 events — show timeline

• 2026-04-17 Listed $259,900 Beaches MLS
• 1990-05-02 Sold (Public Records) $61,500 Public Records
• 1981-08-01 Sold (Public Records) $68,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,156 · +3.4% YoY. Source: county tax records.