1502 Whitehall Dr #205 · Davie, FL 33324

$219,000

2 bd · 2.0 ba · 1,385 sqft · Condo public records · 41 Days on market

Built 1983 $608/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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to Sell! This spacious 2-bedroom, 2-bathroom condo is ideally located on the second floor and offers 1,385 square feet of comfortable living space with beautiful golf course views from both the main living areas and the primary bedroom. Bright and airy layout with plenty of natural light throughout! The unit features a full-size washer and dryer and a versatile room off the laundry area—perfect for a home office, playroom, or even a small third bedroom. Enjoy peaceful mornings and relaxing evenings overlooking the lush golf course. Located in the highly desirable private country club community of Pine Island Ridge, an all-ages community, with country club membership included

Key facts

• Versatile room
• $608 HOA
• Parking

Tags

• FULL-SIZE WASHER AND DRYER
• VERSATILE ROOM
• PRIVATE COUNTRY CLUB COMMUNITY
• RESORT-STYLE AMENITIES
• TOP-RATED SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee includes common areas, cable TV, structure maintenance, recreation facilities, reserve fund, roof, sewer, trash, and water; Community amenities include clubhouse, fitness center, golf course, barbecue, picnic area, playground, pickleball, pool, tennis court(s), and elevator(s); Located in a golf course community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available
• Home design: Property has attached unit(s); Faces south; Entry on level 2; 4-story building
• Construction: Block construction; Resale property
• Exterior features: Tennis court(s); On golf course; Exterior lighting; Association heated pool

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds; Breakfast bar; Entrance foyer; Eat-in kitchen; Living/dining room; Main living area on entry level; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $203k (7.1% 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: 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: Fox Trail Elementary School (math 58% / reading 69%, grade B, #564 of 2,144 statewide, top 27%, 1,130 students, 53% FRL); Indian Ridge Middle School (math 55% / reading 60%, grade B, #157 of 571 statewide, top 28%, 2,020 students, 46% FRL); Western High School (math 43% / reading 60%, grade D+, #167 of 667 statewide, top 25%, 3,566 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• 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 19d 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 33% 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

• It's been on market 41 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $85k; list at $219k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $203,424 (7.1% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 7.7

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-44,930
• Equity at exit: $32,654

10-year hold

• IRR: -21.5%
• Equity multiple: -0.00×
• Total profit: $-61,477
• Equity at exit: $18,935

Cash invested: $61,320 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,361 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$91
• HOA: −$608
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-88

Break-even live

Break-even rent $2,473

Max offer price $203,424

Occupancy floor 99%

Sensitivity live

Price	-10% $36	-5% $-26	+0% $-88	+5% $-150	+10% $-212
Rent	-10% $-275	-5% $-181	+0% $-88	+5% $5	+10% $98
Rate	-1.0pp $22	-0.5pp $-32	base $-88	+0.5pp $-145	+1.0pp $-203

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	19d	1	0.03mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	26d	1	0.09mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	9d	1	0.09mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	20d	1	0.11mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	26d	1	0.12mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	4d	3	0.12mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	5d	2	0.12mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	23d	2	0.12mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	20d	1	0.14mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	0d	1	0.14mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	9d	1	0.15mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	26d	2	0.16mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	16d	1	0.17mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	3d	1	0.21mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	15d	2	0.22mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	5d	2	0.22mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	6d	1	0.23mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	26d	1	0.26mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	7d	1	0.28mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	18d	1	0.28mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	26d	1	0.29mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	12d	1	0.30mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	22d	2	0.30mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	26d	1	0.31mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	4d	1	0.31mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	26d	1	0.31mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	26d	1	0.36mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	9d	1	0.36mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	6d	1	0.37mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	0d	1	0.40mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	17d	1	0.40mi
1831 Sabal Palm Dr #202 Davie, FL	3.0	2.0	1155	$2,600	$2.25	16d	1	0.41mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	20d	1	0.41mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	20d	2	0.42mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	9d	2	0.44mi
1931 Sabal Palm Dr #107 Davie, FL	3.0	2.0	1170	$2,490	$2.13	26d	1	0.46mi
9721 SW 15th Dr Plantation, FL	3.0	2.0	1664	$4,200	$2.52	26d	1	0.49mi
2161 Orange Grove Dr Unit D9 Davie, FL	3.0	2.5	1628	$2,750	$1.69	26d	1	0.49mi
9501 Seagrape Dr #305 Davie, FL	2.0	2.0	1170	$2,200	$1.88	26d	1	0.50mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	4d	1	0.51mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-09
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-30
   historical Active Under Contract
4. 2026-04-22
   price $219,000
5. 2026-03-29
   listed $230,000 Active
6. 2000-08-03
   soldstatus $85,000
7. 1995-09-07
   soldstatus $70,000

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$547/yr (+$46/mo · 43.0%)

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

Taxation est. · year 1

• Rental income: $28,336
• − Mortgage interest: −$12,267
• − Property taxes: −$1,271
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − HOA: −$7,296
• − Depreciation: −$6,371
• Taxable loss: −$4,498
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $21/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

+212.9% since first listed

7 events — show timeline

• 2026-05-09 Pending — MARMLS
• 2026-04-30 Relisted — MARMLS
• 2026-04-30 Contingent — MARMLS
• 2026-04-22 Price Changed $219,000 MARMLS
• 2026-03-29 Listed $230,000 MARMLS
• 2000-08-03 Sold (Public Records) $85,000 Public Records
• 1995-09-07 Sold (Public Records) $70,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,271 · +3.1% YoY. Source: county tax records.