2080 SW 85th Ave · Davie, FL 33324

$220,000

2 bd · 2.0 ba · 1,304 sqft · Manufactured public records · 4 Days on market

Built 2005 3,200 sqft lot Est $222k · at est. $126/mo HOA · 5% of rent

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.8/15.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2005 double wide on Canal with large bedrooms, great location, screen porch, shed, carport and much more. You own your own land in this community, no large rent fees, just a maintenance fee for the use of 3 pool, clubhouses, and activities.

Key facts

• Covered carport
• Access to highways
• Indoor laundry

Tags

• WATERFRONT PROPERTY
• ENCLOSED PATIO
• OPEN KITCHEN
• INDOOR LAUNDRY
• COVERED CARPORT
• ACCESS TO HIGHWAYS

Property features AI

Finance

• HOA & community: Community association with monthly fee ($126) — fee covers common areas; Community amenities include clubhouse, pool, shuffleboard court, bocce ball; management and on-site manager; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport (1 space); Covered parking (1 space); Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; Resale; Faces east; Single-story (entry level 1)
• Construction: Aluminum roof
• Exterior features: Screened porch; Porch; First-floor entry; Waterfront: yes (no waterfront features listed)

Interior

• Kitchen: Electric range; Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Fireplace; Water purifier; Water softener
• Laundry & utility: Washer/dryer connections (implied by utilities and appliances listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 9.1% 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: Tropical Elementary School (math 54% / reading 64%, grade B-, #722 of 2,144 statewide, top 34%, 839 students, 53% 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).
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $220k implies a 878% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $220,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.14% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $221,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 SW 83rd Ave	0.22mi	3/2.0 (+1)	1,350 (+4%)	2mo	$230,000	$170	77
1888 SW 85th Ave	0.17mi	2/1.5	1,121 (-14%)	2mo	$144,000	$128	65
8601 SW 22nd Ct	0.17mi	3/2.0 (+1)	1,260 (-3%)	22mo	$247,000	$196	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,762
• Equity at exit: $32,803

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $19,591
• Equity at exit: $19,022

Cash invested: $61,600 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 408
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$92
• HOA: −$126
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $522

Break-even live

Break-even rent $1,843

Max offer price $220,000

Occupancy floor 74%

Sensitivity live

Price	-10% $647	-5% $585	+0% $522	+5% $460	+10% $398
Rent	-10% $325	-5% $423	+0% $522	+5% $621	+10% $720
Rate	-1.0pp $633	-0.5pp $578	base $522	+0.5pp $465	+1.0pp $407

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	5d	1	0.24mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	4d	1	0.31mi
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,000	$2.02	0d	1	0.34mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.38mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	16d	1	0.38mi
1774 SW 81st Ln Unit 1774 Davie, FL	3.0	2.5	1640	$3,400	$2.07	15d	1	0.40mi
1774 SW 81st Ln Unit 1-31 Davie, FL	3.0	2.5	1630	$2,950	$1.81	7d	1	0.40mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	0d	4	0.41mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	20d	3	0.41mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.41mi
8032 SW 21st Pl Davie, FL	3.0	2.0	1276	$2,995	$2.35	26d	1	0.42mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	22d	1	0.42mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	4d	1	0.44mi
1774 SW 81st Ln #1 Davie, FL	3.0	2.5	1630	$2,950	$1.81	0d	1	0.44mi
2430 SW 81st Ave #408 Davie, FL	2.0	2.0	1021	$2,100	$2.06	4d	1	0.45mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	14d	1	0.45mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	12d	1	0.45mi
27 Matador Ln Unit 6-20 Davie, FL	3.0	2.5	1590	$2,750	$1.73	4d	1	0.46mi
52 Madrid Ln Unit 1 Davie, FL	3.0	2.5	1590	$2,800	$1.76	26d	1	0.48mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	26d	1	0.48mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	12d	1	0.48mi
2140 SW 90th Ave Davie, FL	1.0	1.0	1500	$1,500	$1.00	26d	1	0.49mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	26d	1	0.50mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	9d	1	0.50mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,800	$1.56	19d	1	0.50mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,700	$1.50	9d	1	0.50mi
8020 SW 17th Pl Unit 3-5 Davie, FL	3.0	2.5	1630	$2,600	$1.60	9d	1	0.52mi
42 Madrid Ln Unit 7-16 Davie, FL	1.0	2.5	1360	$1,295	$0.95	9d	1	0.53mi
42 Madrid Ln Unit 7 Davie, FL	1.0	3.0	1360	$1,300	$0.96	20d	1	0.53mi
2161 Orange Grove Dr Unit D9 Davie, FL	3.0	2.5	1628	$2,750	$1.69	26d	1	0.53mi
2500 SW 81st Ave #401 Davie, FL	2.0	2.0	1021	$1,795	$1.76	26d	1	0.53mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	12d	1	0.54mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	0d	1	0.55mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	17d	1	0.55mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	22d	2	0.55mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	5d	1	0.56mi
2800 SW 87th Ave #1111 Davie, FL	2.0	2.5	1230	$2,700	$2.20	7d	1	0.57mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	9d	1	0.60mi
2921 SW 87th Ave #511 Davie, FL	2.0	2.5	1700	$2,350	$1.38	26d	1	0.64mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	26d	1	0.67mi

HOA detail

• Monthly dues: $126 · $1,512/yr
• Likely covers: pool

Listing history 9 events

1. 2026-06-21
   days on market $220,000 Active 4 DOM
2. 2026-06-18
   pricedays on marketlisting id $220,000 Active 1 DOM
3. 2026-06-09
   days on market $200,000 Active 74 DOM
4. 2026-06-08
   days on market $200,000 Active 73 DOM
5. 2026-06-08
   status $200,000 Active 72 DOM
6. 2026-05-22
   status Pending
7. 2026-05-05
   price $200,000
8. 2025-09-17
   listed $224,900 Active
9. 1993-03-31
   soldstatus $22,500

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$807/yr (+$67/mo · 79.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,056
• − Mortgage interest: −$12,323
• − Property taxes: −$1,019
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − HOA: −$1,512
• − Depreciation: −$6,400
• Taxable income: $2,893
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $5,575/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: 111,690
• 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

+788.9% since first listed

4 events — show timeline

• 2026-05-22 Pending — Beaches MLS
• 2026-05-05 Price Changed $200,000 Beaches MLS
• 2025-09-17 Listed $224,900 Beaches MLS
• 1993-03-31 Sold (Public Records) $22,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,019 · +3.3% YoY. Source: county tax records.