7610 Stirling Rd · Davie, FL 33024

$195,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 22 Days on market

Built 1961 Fair condition

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7610 Stirling Road Unit 207-C in Hollywood, offering comfortable and convenient living in the heart of South Florida with easy access to some of the area & rsquo; s most popular destinations. This 2-bedroom, 2-bath residence features a functional layout with a spacious living room, dining area, and kitchen designed for comfortable everyday living. Additional features include central air conditioning and updated compact windows that provide natural light throughout the home. Ideally located just minutes from the Hard Rock Casino, major airports, beaches, shopping centers, restaurants, and entertainment options, this property places you close to everything South Florida has to

Key facts

• Kitchen
• Dining area
• Spacious living room

Tags

• CENTRAL AIR CONDITIONING
• UPDATED COMPACT WINDOWS
• SPACIOUS LIVING ROOM
• DINING AREA
• KITCHEN
• CLOSE TO BEACHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+1.0%/yr); 326 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); 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 ($80k/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 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,680
• Equity at exit: $29,075

10-year hold

• IRR: 8.3%
• Equity multiple: 1.58×
• Total profit: $31,580
• 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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $598

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 71%

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
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	0.03mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	15d	1	0.04mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	2d	17	0.09mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	1d	7	0.16mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	24d	1	0.19mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	5d	1	0.20mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,118	$3.47	7d	11	0.30mi
6651 Hidden Cove Dr Davie, FL	3.0	2.5	1471	$3,200	$2.18	2d	1	0.38mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.5	1471	$3,400	$2.31	24d	1	0.38mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.0	1471	$3,200	$2.18	22d	1	0.38mi
3335 Palomino Dr Unit 311-3 Hollywood, FL	3.0	2.0	1182	$3,000	$2.54	24d	1	0.42mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.44mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,000	$2.04	5d	1	0.47mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,200	$2.18	24d	1	0.47mi
3506 NW 79th Way Hollywood, FL	3.0	2.0	1281	$3,450	$2.69	24d	1	0.49mi
7751 NW 32nd St Hollywood, FL	3.0	2.0	1184	$4,000	$3.38	7d	1	0.52mi
3325 NW 79th Way Unit 3325 Hollywood, FL	3.0	2.0	1281	$3,325	$2.60	7d	1	0.57mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	24d	1	0.57mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	24d	1	0.60mi
7442 Douglas St Hollywood, FL	3.0	2.0	1423	$1,700	$1.19	12d	1	0.64mi
7442 Douglas St Hollywood, FL	3.0	2.0	1395	$1,700	$1.22	20d	1	0.64mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	24d	1	0.67mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	24d	1	0.69mi
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	24d	1	0.70mi
532 Briarwood Cir Unit 2-48 Hollywood, FL	2.0	2.0	1220	$2,600	$2.13	24d	1	0.70mi
6249 Garden Ct Davie, FL	2.0	2.0	950	$2,399	$2.53	17d	1	0.70mi
5500 S University Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1016	$2,574	$2.53	1d	21	0.71mi
6243 Garden Ct Davie, FL	2.0	2.0	950	$2,375	$2.50	24d	1	0.71mi
301 Cambridge Rd #301 Hollywood, FL	2.0	2.0	920	$1,850	$2.01	20d	1	0.74mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	24d	1	0.77mi
100 Gate Rd Unit 3-63 Hollywood, FL	2.0	2.0	1000	$2,300	$2.30	15d	1	0.78mi
200 Ashbury Rd #209 Hollywood, FL	1.0	1.5	920	$1,450	$1.58	24d	1	0.81mi
3065 Tortola Way Hollywood, FL	3.0	2.5	1280	$4,000	$3.12	15d	1	0.84mi
322 Briarwood Cir Unit 1-17 Hollywood, FL	2.0	2.0	1030	$2,500	$2.43	14d	1	0.89mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	17d	1	0.89mi
2911 Cascada Isle Way #1801 Hollywood, FL	2.0	2.0	1254	$3,200	$2.55	24d	1	0.91mi
2940 Solano Ave Hollywood, FL	2.0	2.0	1176	$2,783	$2.37	20d	1	0.93mi
2940 Solano Ave Hollywood, FL	1.0–3.0	1.0–2.0	1077	$2,920	$2.71	1d	1	0.93mi
2940 Solano Ave Hollywood, FL	2.0	2.0	1176	$2,842	$2.42	22d	1	0.93mi
2940 Solano Ave Hollywood, FL	3.0	2.0	1322	$3,459	$2.62	24d	1	0.93mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 22 DOM
2. 2026-06-17
   days on market $195,000 Active 21 DOM
3. 2026-06-16
   days on market $195,000 Active 20 DOM
4. 2026-06-15
   days on market $195,000 Active 19 DOM
5. 2026-06-13
   days on market $195,000 Active 17 DOM
6. 2026-06-09
   days on market $195,000 Active 13 DOM
7. 2026-06-07
   days on market $195,000 Active 11 DOM
8. 2026-06-04
   days on market $195,000 Active 8 DOM
9. 2026-06-03
   days on market $195,000 Active 7 DOM
10. 2026-06-02
    days on market $195,000 Active 6 DOM
11. 2026-06-01
    days on market $195,000 Active 5 DOM
12. 2026-05-31
    days on market $195,000 Active 4 DOM
13. 2026-05-15
    listed $195,000 Active
14. 2024-08-19
    historical $1,800
15. 2024-07-30
    price $1,800
16. 2024-07-26
    listed $1,900

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

Taxation est. · year 1

• Rental income: $29,551
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$5,673
• Taxable income: $4,327
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $6,135/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This condo requires cosmetic repairs and maintenance, including painting and landscaping, to improve its curb appeal and value.

Repairs flagged

• Major fencing — Significant damage and wear
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both painting — Fresh paint can significantly improve curb appeal and interior aesthetics
• Both landscaping — A well-maintained yard can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
fencing · Significant damage and wear	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both painting — Fresh paint can significantly improve curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained yard can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% 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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+10163.2% since first listed

4 events — show timeline

• 2026-05-15 Listed $195,000 FSBO.com
• 2024-08-19 Rental Removed $1,800 RENT.
• 2024-07-30 Price Changed $1,800 RENT.
• 2024-07-26 Listed for Rent $1,900 RENT.