2500 SW 81st Ave #304 · Davie, FL 33324

$179,000

1 bd · 2.0 ba · 780 sqft · Condo public records · 16 Days on market

Built 1971 $515/mo HOA · 26% 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and totally remodel unit! Extra large one bedroom in the Arrowhead community. This unit is move in ready with no projects because the seller did it all. Unit has been totally remodeled within the last year: new kitchen with new quartz countertop and lots of storage cabinets, new recess lighting, new crown molding, new baseboards, new luxury waterproof flooring, new stainless steel appliances and recess lighting, nicely remodeled 1/2 bath, large bedroom, extra large closets. This unit has lots of natural light, large patio with a scenic and serene view of the golf course, additional storage in the building and assigned parking. This great community is conveniently located within w

Key facts

• Quartz countertop
• New kitchen
• Remodeled unit

Tags

• REMODELED UNIT
• NEW KITCHEN
• QUARTZ COUNTERTOP
• LOTS OF STORAGE CABINETS
• NEW RECESS LIGHTING
• NEW CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-69 ($-823/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (6.8% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $167k (6.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: 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 (+1.2%/yr); 398 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $166,881 (6.8% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 7.6

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-36,553
• Equity at exit: $26,689

10-year hold

• IRR: -21.4%
• Equity multiple: 0.00×
• Total profit: $-50,013
• Equity at exit: $15,477

Cash invested: $50,120 (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: 398
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$939
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$75
• HOA: −$515
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-69

Break-even live

Break-even rent $2,055

Max offer price $166,881

Occupancy floor 98%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 SW 81st Ave #401 Davie, FL	2.0	2.0	1021	$1,795	$1.76	24d	1	0.03mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	8d	1	0.05mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	24d	1	0.08mi
2430 SW 81st Ave #408 Davie, FL	2.0	2.0	1021	$2,100	$2.06	3d	1	0.08mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	21d	1	0.10mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	19d	3	0.10mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$1,850	$2.10	15d	4	0.10mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	14d	1	0.13mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.13mi
2461 SW 82nd Ave #103 Davie, FL	2.0	2.0	871	$1,900	$2.18	24d	1	0.14mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,771	$2.91	2d	4	0.17mi
2640 S University Dr Unit txt (954)2584170 Davie, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	0.29mi
2640 S University Dr Unit txt (954)2584170 Davie, FL	2.0	2.0	1125	$2,050	$1.82	4d	1	0.29mi
2640 S University Dr Davie, FL	2.0	2.0	1124	$2,262	$2.01	12d	2	0.29mi
2640 S University Dr #308 Davie, FL	2.0	2.0	1124	$2,400	$2.14	8d	1	0.30mi
2640 S University Dr #308 Davie, FL	2.0	2.0	1124	$2,400	$2.14	21d	1	0.30mi
2600 S University Dr Davie, FL	1.0–3.0	1.0–2.0	1068	$1,900	$1.78	11d	3	0.34mi
2600 S University Dr Davie, FL	1.0–3.0	1.0–2.0	1068	$1,850	$1.73	3d	4	0.34mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	4d	1	0.39mi
2826 S University Dr #3102 Davie, FL	1.0	1.0	805	$2,100	$2.61	24d	1	0.39mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	22d	2	0.41mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	24d	2	0.41mi
2900 S University Dr #9210 Davie, FL	—	1.0	650	$1,800	$2.77	8d	1	0.41mi
2866 S University Dr #5107 Davie, FL	2.0	2.0	1100	$2,300	$2.09	24d	1	0.43mi
2986 S University Dr #8205 Davie, FL	1.0	1.0	805	$1,900	$2.36	24d	1	0.44mi
3100 W Rolling Hills Cir Davie, FL	2.0	2.0	1125	$2,250	$2.00	3d	2	0.45mi
3100 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1040	$1,850	$1.78	22d	3	0.45mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	3d	1	0.45mi
3001 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1040	$1,900	$1.83	11d	2	0.47mi
3001 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1020	$1,795	$1.76	17d	2	0.47mi
2750 SW 73rd Way Davie, FL	1.0–2.0	1.0–2.0	1006	$2,055	$2.04	3d	10	0.63mi
3300 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1035	$1,700	$1.64	21d	2	0.66mi
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	4d	1	0.80mi
3440 SW 76 Ter Davie, FL	1.0–2.0	1.0–2.0	951	$2,825	$2.97	1d	12	0.83mi
7085 Nova Dr #128 Davie, FL	2.0	2.0	1061	$2,350	$2.21	24d	1	0.83mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,114	$2.03	2d	33	0.87mi
7000 Nova Dr Unit 103E Davie, FL	2.0	2.0	1060	$2,500	$2.36	17d	1	0.93mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	22d	1	0.99mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	3d	1	0.99mi
6900 Nova Dr Unit 204-2 Davie, FL	2.0	2.0	808	$2,150	$2.66	24d	1	1.00mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   listed $179,000 Active
3. 2024-04-11
   soldstatus $150,000
4. 1971-06-01
   soldstatus $20,400

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$340/yr (+$28/mo · 29.7%)

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

Taxation est. · year 1

• Rental income: $23,622
• − Mortgage interest: −$10,027
• − Property taxes: −$1,146
• − Insurance: −$895
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$6,180
• − Depreciation: −$5,207
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $44/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

+777.5% since first listed

4 events — show timeline

• 2026-04-27 Pending — MARMLS
• 2026-04-09 Listed $179,000 MARMLS
• 2024-04-11 Sold (Public Records) $150,000 Public Records
• 1971-06-01 Sold (Public Records) $20,400 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,146 · +112.3% YoY. Source: county tax records.