2986 S University Dr #8204 · Davie, FL 33328

$209,000

1 bd · 1.0 ba · 565 sqft · Condo public records · 14 Days on market

Built 1987

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 1 bedroom and 1 bath Condo on the 2nd floor. This Condo features a kitchen in original condition with updated appliances, a dining area, a large living room and a sunroom/ den. The Master Bedroom has laminate wood floors and a walk in closet. The Master Bathroom offers a combination tub/ shower. There is no carpet in the unit. This Condo has vaulted ceilings, a washer/ dryer. This Condo is in walking distance to Nova University and close to all shopping and dining. This Investor friendly community allows pets, offers a pool, hot tub, gym and BBQ.

Key facts

• Tile flooring
• No popcorn ceiling
• Granite countertop

Tags

• WALKING DISTANCE TO NSU
• TILE FLOORING
• GRANITE COUNTERTOP
• FULL SIZE WASHER DRYER
• NO POPCORN CEILING
• NO RENTAL RESTRICTION

Property features AI

Finance

• Other: Building area reported as 805 (source: Other)
• Financial info: Land is not leased
• HOA & community: Pets allowed (restrictions possible)

Exterior

• Parking: Open parking
• Security: Other security features
• Utilities: Public water; Public sewer; Sewer available
• Home design: Condominium; Two-story building (unit entry on second floor); Residence faces south; Resale condition
• Construction: CBS construction; Other roof
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling
• Interior features: Unfurnished; Blinds; Smoke detector(s)
• Laundry & utility: Electric water heater; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (9.8% below list).
• Recommended offer: $189k (9.8% below list) — sets the bar for 1% rule.

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); Seminole Middle School (math 39% / reading 53%, grade D+, #300 of 571 statewide, top 53%, 1,072 students, 54% FRL); South Plantation High School (math 22% / reading 46%, grade F, #394 of 667 statewide, top 60%, 2,224 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 183 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $126k; list at $209k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $188,553 (9.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -31.2%
• Equity multiple: -0.03×
• Total profit: $-59,987
• Equity at exit: $31,163

10-year hold

• IRR: -35.3%
• Equity multiple: -0.48×
• Total profit: $-86,499
• Equity at exit: $18,071

Cash invested: $58,520 (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 33328

• Rents YoY: 2.7%
• Active inventory: 183
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$333 /mo · $3,997/yr
• Insurance: −$87
• HOA est. from 1 same-building comp: −$380
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-407

Break-even live

Break-even rent $2,400

Max offer price $137,174

Occupancy floor —

Sensitivity live

Price	-10% $-288	-5% $-347	+0% $-407	+5% $-466	+10% $-525
Rent	-10% $-556	-5% $-481	+0% $-407	+5% $-332	+10% $-258
Rate	-1.0pp $-301	-0.5pp $-353	base $-407	+0.5pp $-461	+1.0pp $-516

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 S University Dr #9210 Davie, FL	—	1.0	650	$1,800	$2.77	9d	1	0.06mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	24d	2	0.06mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	26d	2	0.06mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	5d	1	0.06mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,781	$2.92	0d	5	0.43mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	9d	1	0.51mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	26d	1	0.53mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$1,850	$2.10	16d	4	0.57mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$1,850	$2.10	0d	4	0.57mi
4165 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	785	$1,600	$2.04	7d	2	1.14mi
4163 SW 67th Ave Unit 116C Davie, FL	1.0	1.0	560	$1,625	$2.90	12d	1	1.19mi
4163 SW 67th Ave Unit 116C Davie, FL	1.0	1.0	560	$1,625	$2.90	9d	1	1.19mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,150	$2.07	0d	32	1.21mi
4199 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	746	$1,699	$2.28	0d	9	1.27mi
6211 SW 37th St Davie, FL	2.0	1.5–2.0	730	$1,825	$2.50	4d	3	1.33mi
3890 Davie Rd Davie, FL	2.0	1.0–2.0	850	$2,358	$2.77	0d	19	1.36mi
6351 Palm Trace Landings Dr Davie, FL	1.0	1.0	703	$2,345	$3.34	24d	1	1.40mi
4100 Davie Rd #417 Davie, FL	—	1.0	522	$2,000	$3.83	26d	1	1.41mi
4100 Davie Rd #307 Davie, FL	1.0	1.0	600	$1,750	$2.92	26d	1	1.41mi
4100 Davie Rd #205 Davie, FL	—	1.0	434	$1,700	$3.92	9d	1	1.41mi
6150 SW 37th St Davie, FL	1.0	1.0	700	$1,775	$2.54	18d	1	1.42mi
6150 SW 37th St Davie, FL	2.0	1.0	700	$1,650	$2.36	15d	1	1.42mi
6150 SW 37th St Unit 1-20 Davie, FL	1.0	1.0	700	$1,575	$2.25	26d	1	1.42mi
4100 SW 64th Ave Davie, FL	1.0	1.0	613	$2,100	$3.43	0d	3	1.42mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.45mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	5d	1	1.45mi
3681 SW 60th Ter Davie, FL	1.0–2.0	1.0–2.0	703	$1,600	$2.28	18d	2	1.48mi

HOA detail condo

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

Listing history 9 events

1. 2026-06-21
   days on market $209,000 Active 14 DOM
2. 2026-06-18
   days on market $209,000 Active 11 DOM
3. 2026-06-17
   days on market $209,000 Active 10 DOM
4. 2026-06-16
   days on market $209,000 Active 9 DOM
5. 2026-06-15
   days on market $209,000 Active 8 DOM
6. 2026-06-13
   days on market $209,000 Active 6 DOM
7. 2026-06-09
   days on market $209,000 Active 2 DOM
8. 2026-06-08
   remarks 560-char remark
9. 2026-06-08
   listed $209,000 Active 1 DOM

ⓘ 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: $3,997 · $333/mo
• Projected year-2 tax: $3,997 · $333/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,626
• − Mortgage interest: −$11,707
• − Property taxes: −$3,997
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$4,560
• − Depreciation: −$6,080
• Taxable loss: −$8,383
• Est. tax savings @ 24.0%: +$2,012
• After-tax cash flow: $-2,867/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): 28,851
• Household income: $126,380
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 596.0

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 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 18% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 7% Dominican 2%
• Common ancestry: Italian 4% Scotch-Irish 3% Romanian 3%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 24% Arabic 2% Other Indo-European 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: ▼ -379.96%
• Current HPI: 385.7541
• Rent YoY: ▲ 2.72%
• 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

+19.4% since first listed

8 events — show timeline

• 2026-06-07 Listed $209,000 Beaches MLS
• 2024-07-12 Rental Removed $1,950 GFLMLS
• 2024-06-18 Listed for Rent $1,950 GFLMLS
• 2018-07-30 Sold (Public Records) $126,000 Public Records
• 2018-07-20 Sold (MLS) $126,000 Beaches MLS
• 2018-07-09 Contingent — Beaches MLS
• 2018-06-18 Listed $136,000 Beaches MLS
• 2006-04-12 Sold (Public Records) $175,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,997 · +2.9% YoY. Source: county tax records.