8564 SW 16th Pl · Davie, FL 33324

$79,900

2 bd · 1.0 ba · 575 sqft · Manufactured public records · 1 Days on market

Built 1959 4,095 sqft lot $78/mo HOA · 4% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home needs TLC or a good place for a new Manufactured Home. This home is as-is . Owner will not remove anything. Lot will accommodate a new home - single wide 14x52 or Double wide 24x44

Key facts

• 4,095 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with breed restrictions (dogs OK)
• HOA & community: Has association (Park City Management); Monthly HOA fee: $78; HOA includes common areas and recreation facility; Community amenities: clubhouse, pool, shuffleboard court, recreation facilities; Senior community; Land lease: No

Exterior

• Parking: Total 2 parking spaces; Attached carport with 1 covered space; Asphalt parking; 1 open parking space
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Manufactured home (single wide); One story; Resale condition; Faces north
• Construction: Single wide manufactured construction; Aluminum roof; Skirted
• Exterior features: Fenced (other); Skirting (other); Aluminum roof; Foundation details: see remarks; Not waterfront

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Other
• Bathrooms: 1 full bathroom on the main level
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.8% 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); 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 (+1.2%/yr); 408 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.42% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.16%
• DSCR: 2.83
• GRM: 3.4

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: 35.4%
• Equity multiple: 2.46×
• Total profit: $32,696
• Equity at exit: $11,913

10-year hold

• IRR: 41.2%
• Equity multiple: 4.51×
• Total profit: $78,632
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$419
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$33
• HOA: −$78
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $767

Break-even live

Break-even rent $963

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $813	-5% $790	+0% $767	+5% $745	+10% $722
Rent	-10% $614	-5% $691	+0% $767	+5% $844	+10% $920
Rate	-1.0pp $808	-0.5pp $788	base $767	+0.5pp $747	+1.0pp $726

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8508 SW 16th Ct Davie, FL	3.0	2.0	613	$1,700	$2.77	14d	1	0.08mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	4d	1	0.15mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	23d	1	0.15mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,598	$2.46	0d	37	0.42mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	4d	3	0.59mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,672	$2.57	0d	32	0.69mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	0d	4	0.75mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.75mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,240	$3.11	0d	24	0.75mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	25d	1	0.78mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	8d	1	0.81mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	4d	1	0.86mi
9461 Evergreen Pl #306 Davie, FL	1.0	1.0	690	$1,650	$2.39	25d	1	0.89mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,781	$2.92	0d	5	0.91mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	25d	1	0.92mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	8d	1	0.93mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	25d	1	0.93mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1052	$3,399	$3.23	0d	12	0.98mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$3,160	$3.28	2d	19	1.02mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,750	$2.67	21d	1	1.14mi
405 S Pine Island Rd Unit 406D Plantation, FL	1.0	1.0	656	$1,800	$2.74	8d	1	1.14mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,650	$2.52	4d	1	1.14mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	25d	2	1.26mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	23d	2	1.26mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	4d	1	1.29mi
1 S Pine Island Rd Plantation, FL	2.0	1.0–2.0	922	$2,530	$2.74	3d	13	1.41mi
150 SW 91st Ave Plantation, FL	1.0–3.0	1.0–2.0	962	$2,438	$2.53	3d	19	1.47mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 2 events

1. 2026-06-15
   remarks 192-char remark
2. 2026-06-15
   listed $79,900 Pending 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,217
• − Mortgage interest: −$4,476
• − Property taxes: −$2,770
• − Insurance: −$400
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$936
• − Depreciation: −$2,324
• Taxable income: $8,597
• Est. tax owed @ 24.0%: −$2,063
• After-tax cash flow: $7,145/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

+299.5% since first listed

4 events — show timeline

• 2026-06-15 Pending — Beaches MLS
• 2026-06-15 Listed $79,900 Beaches MLS
• 1987-03-12 Sold (Public Records) $25,000 Public Records
• 1977-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,770 · +25.8% YoY. Source: county tax records.