4165 SW 66th Ter #109 · Davie, FL 33314

$230,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 39 Days on market

Built 1980 $628/mo HOA · 25% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bed, 1.5-Bath Townhouse with Spanish Flair & Coastal Vibes! Step into this light-filled, beautifully updated home featuring warm Spanish-style staircase tiles, a serene coastal-inspired kitchen, and an inviting layout designed for comfort. The private green patio offers a peaceful escape—perfect for morning coffee or evening relaxation. With a cozy yet modern “hygge” aesthetic throughout, this townhouse is move-in ready and ideal for anyone seeking style, charm, and convenience in one place.

Key facts

• Inviting layout
• Private green patio
• $628 HOA

Tags

• SPANISH STYLE STAIRCASE TILES
• COASTAL INSPIRED KITCHEN
• PRIVATE GREEN PATIO
• INVITING LAYOUT

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association amenities include pool; HOA covers amenities, common areas, structure maintenance and trash

Exterior

• Parking: Attached 2-car garage; Two or more parking spaces (2 covered spaces)
• Security: Smoke detector(s)
• Utilities: Central heating and cooling
• Home design: Two-story residence; Resale property; Attached property; First-floor entry
• Construction: Block construction
• Exterior features: Fenced yard; Patio; Community pool

Interior

• Flooring: Laminate; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate and tile flooring; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-31 ($-369/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,494/mo this rent would consume 45% of the median local household income ($66k/yr) (locally 2205% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 39 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $223,100 (3.0% 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 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-42,770
• Equity at exit: $34,294

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-53,822
• Equity at exit: $19,886

Cash invested: $64,400 (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 33314

• Rents YoY: 1.4%
• Active inventory: 186
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,494 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$96
• HOA: −$628
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-31

Break-even live

Break-even rent $2,533

Max offer price $224,562

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $34	+0% $-31	+5% $-96	+10% $-161
Rent	-10% $-228	-5% $-129	+0% $-31	+5% $68	+10% $166
Rate	-1.0pp $85	-0.5pp $28	base $-31	+0.5pp $-90	+1.0pp $-151

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4139 SW 66th Way #140 Davie, FL	3.0	2.5	1440	$2,495	$1.73	9d	1	0.07mi
4139 SW 66th Way #140 Davie, FL	3.0	2.5	1440	$2,495	$1.73	26d	1	0.07mi
6612 SW 41st St #6612 Davie, FL	3.0	2.5	1420	$2,550	$1.80	26d	1	0.10mi
4199 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	746	$2,099	$2.81	0d	9	0.10mi
6534 SW 41st St Davie, FL	3.0	2.5	1420	$2,750	$1.94	26d	1	0.11mi
6636 SW 41st St #6636 Davie, FL	3.0	2.5	1420	$2,599	$1.83	26d	1	0.11mi
6520 SW 41st St #6520 Davie, FL	3.0	2.5	1400	$2,550	$1.82	5d	1	0.12mi
6520 SW 41st St #6520 Davie, FL	3.0	2.5	1400	$2,550	$1.82	26d	1	0.12mi
6764 SW 40th St #40 Davie, FL	3.0	2.5	1440	$2,750	$1.91	26d	1	0.20mi
3912 SW 67th Ter #114 Davie, FL	3.0	2.5	1440	$2,799	$1.94	4d	1	0.21mi
3912 SW 67th Ter #114 Davie, FL	3.0	2.5	1440	$3,150	$2.19	26d	1	0.21mi
6992 SW 39th St Davie, FL	2.0–3.0	2.0	1259	$2,200	$1.75	4d	3	0.21mi
6992 SW 39th St Davie, FL	2.0	2.0	1183	$2,350	$1.99	16d	1	0.21mi
4165 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	785	$2,050	$2.61	7d	2	0.23mi
6936 SW 39th St Unit D208 Davie, FL	2.0	2.0	1154	$2,300	$1.99	26d	1	0.24mi
6984 SW 39th St Apt H206 Davie, FL	3.0	2.0	1364	$2,675	$1.96	24d	1	0.25mi
3890 Davie Rd Davie, FL	2.0	1.0–2.0	850	$2,691	$3.16	0d	19	0.26mi
6944 SW 39th St Unit B304 Davie, FL	2.0	2.0	1183	$2,200	$1.86	4d	1	0.27mi
6928 SW 39th St Unit A107 Davie, FL	2.0	2.0	1183	$2,025	$1.71	9d	1	0.28mi
6900 SW 39th St Unit 111K Davie, FL	2.0	2.0	963	$2,100	$2.18	9d	1	0.29mi
6900 SW 39th St Unit 113K Davie, FL	2.0	2.0	963	$2,500	$2.60	5d	1	0.29mi
6900 SW 39th St Unit 113K Davie, FL	2.0	2.0	963	$2,500	$2.60	7d	1	0.29mi
6900 SW 39th St Unit 306J Davie, FL	2.0	2.0	963	$2,300	$2.39	26d	1	0.29mi
6976 SW 39th St Unit G205 Davie, FL	2.0	2.0	1183	$2,200	$1.86	26d	1	0.31mi
6952 SW 39th St Unit C105 Davie, FL	2.0	2.0	1183	$2,400	$2.03	26d	1	0.32mi
6250 SW 39th St Unit 6250 Davie, FL	3.0	2.0	1170	$3,300	$2.82	15d	1	0.34mi
6250 SW 39th St Davie, FL	3.0	2.0	1170	$3,300	$2.82	24d	1	0.34mi
6140 SW 41st Ct Unit 1 Davie, FL	2.0	2.0	1046	$2,250	$2.15	9d	1	0.36mi
6141 SW 42nd Ct Davie, FL	2.0	1.5	979	$2,200	$2.25	26d	1	0.37mi
6131 SW 42nd Pl Unit 1-2 Davie, FL	3.0	2.0	1200	$2,700	$2.25	26d	1	0.38mi
6140 SW 43rd St Davie, FL	2.0	1.0	1855	$2,050	$1.11	14d	1	0.41mi
6140 SW 43rd St Davie, FL	2.0	1.0	1855	$2,100	$1.13	15d	1	0.41mi
6551 SW 46th St Unit 2 Davie, FL	2.0	2.0	1159	$2,200	$1.90	0d	1	0.41mi
4401 SW 70th Ter Unit 4401 Davie, FL	3.0	2.5	1328	$2,650	$2.00	16d	1	0.44mi
4401 SW 70th Ter Davie, FL	3.0	2.5	1200	$2,800	$2.33	26d	1	0.44mi
4403 SW 70th Ter Unit 4403 Davie, FL	3.0	2.5	1328	$2,600	$1.96	22d	1	0.44mi
4403 SW 70th Ter Unit 4403 Davie, FL	2.0	2.5	1328	$2,600	$1.96	26d	1	0.44mi
4221 SW 71st Ter #4221 Davie, FL	2.0	2.5	1344	$2,800	$2.08	0d	1	0.45mi
4241 SW 71st Ter Unit 4241 Davie, FL	3.0	2.5	1328	$2,600	$1.96	26d	1	0.45mi
6110 SW 38th St Davie, FL	3.0	2.0	1200	$2,950	$2.46	26d	1	0.50mi

HOA detail condo

• Monthly dues: $628 · $7,536/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $230,000 Active 39 DOM
2. 2026-06-18
   days on market $230,000 Active 36 DOM
3. 2026-06-17
   days on market $230,000 Active 35 DOM
4. 2026-06-16
   days on market $230,000 Active 34 DOM
5. 2026-06-15
   days on market $230,000 Active 33 DOM
6. 2026-06-13
   days on market $230,000 Active 31 DOM
7. 2026-06-09
   days on market $230,000 Active 27 DOM
8. 2026-06-08
   days on market $230,000 Active 26 DOM
9. 2026-06-07
   days on market $230,000 Active 25 DOM
10. 2026-06-04
    days on market $230,000 Active 22 DOM
11. 2026-06-03
    days on market $230,000 Active 21 DOM
12. 2026-06-02
    days on market $230,000 Active 20 DOM
13. 2026-06-01
    days on market $230,000 Active 19 DOM
14. 2026-05-31
    days on market $230,000 Active 18 DOM
15. 2026-05-12
    listed $230,000 Active
16. 2026-05-12
    historical
17. 2026-05-09
    price $230,000
18. 2026-04-25
    listed $240,000 Active
19. 2026-04-22
    historical
20. 2026-02-02
    listed $240,000 Active
21. 2026-02-02
    historical
22. 2025-12-29
    listed $240,000 Active
23. 2025-12-29
    historical
24. 2025-09-27
    status Active
25. 2025-09-26
    status Active
26. 2025-09-21
    listed $250,000 Active
27. 2025-09-21
    historical
28. 2025-07-28
    listed $250,000 Active
29. 2025-07-21
    historical
30. 2025-06-26
    listed $250,000 Active
31. 2006-01-19
    soldstatus $203,000
32. 1997-05-23
    soldstatus $56,300
33. 1990-11-15
    soldstatus $38,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$1,061/yr (+$88/mo · 125.0%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,922
• − Mortgage interest: −$12,884
• − Property taxes: −$848
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − HOA: −$7,536
• − Depreciation: −$6,691
• Taxable loss: −$3,974
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $584/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): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2205.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 30% White 29% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 1% Estonian 1%
• Foreign-born: 38% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 42% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -346.31%
• Current HPI: 433.1148
• Rent YoY: ▲ 1.45%
• 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

+505.3% since first listed

19 events — show timeline

• 2026-05-12 Listing Removed — MARMLS
• 2026-05-12 Listed $230,000 MARMLS
• 2026-05-09 Price Changed $230,000 MARMLS
• 2026-04-25 Listed $240,000 MARMLS
• 2026-04-22 Listing Removed — MARMLS
• 2026-02-02 Listing Removed — MARMLS
• 2026-02-02 Listed $240,000 MARMLS
• 2025-12-29 Listing Removed — MARMLS
• 2025-12-29 Listed $240,000 MARMLS
• 2025-09-27 Relisted — MARMLS
• 2025-09-26 Relisted — MARMLS
• 2025-09-21 Listing Removed — MARMLS
• 2025-09-21 Listed $250,000 MARMLS
• 2025-07-28 Listed $250,000 MARMLS
• 2025-07-21 Listing Removed — MARMLS
• 2025-06-26 Listed $250,000 MARMLS
• 2006-01-19 Sold (Public Records) $203,000 Public Records
• 1997-05-23 Sold (Public Records) $56,300 Public Records
• 1990-11-15 Sold (Public Records) $38,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $848 · +1.3% YoY. Source: county tax records.