9330 Lagoon Pl #307 · Davie, FL 33324

$205,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 44 Days on market

Built 1979 $570/mo HOA · 25% 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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY UPGRADED 2/2 IN RARELY AVAILABLE PINE ISLAND RIDGE POINCIANA DEVELOPMENT. TILE FLOOR THROUGH OUT, WOOD CABINETS AND GRANITE COUNTER TOP, STAINLESS STEEL APPLIANCES, BEAUTIFUL LAKE VIEW, CLEAN AND QUIET. CONDO IS LOCATED IN A WELL MAINTAINED PRIVATE COUNTRY CLUB COMMUNITY, NO AGE RESTRICTION, CLOSE TO SHOPPING MAIL, NSU, BROWARD COLLEGE, AND FORT LAUDERDALE AIRPORT. VERY SAFE NEIGHBORHOOD! 1 YEAR MAINT FEE HOLD IN ESCROW FOR 2 YRS (WILL BE RETURNED). >650 CREDIT SCORE. MUST PURCHASE $150/YEAR FOOD CARD FOR CLUBHOUSE RESTAURANTS. PLEASE SEE ATTACHED CONDO APPLICATION REQUIREMENTS.

Key facts

• Waterfront condo
• Elevator building
• Heated pool

Tags

• WATERFRONT CONDO
• PRIVATE ENCLOSED FLORIDA ROOM
• SECURE LOBBY ENTRANCE
• ELEVATOR BUILDING
• RESORT-STYLE AMENITIES
• HEATED POOL

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association includes amenities, common areas, laundry, grounds maintenance, parking and recreation facilities; Community clubhouse; Fitness center; Golf course access; On-site laundry; Barbecue and picnic areas; Playground; Pickleball courts; Pool; Tennis courts; Elevator(s); Golf course community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Secured lobby; Secured elevator
• Utilities: Cable available
• Home design: Condominium (attached property); 4-story building; Entry located on 3rd floor
• Construction: Block construction; Resale property
• Exterior features: Heated pool; Lakefront property; Has view; Exterior lighting; Lobby secured; Elevator secured

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Entry on 3rd floor; Third-floor entry
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Tile flooring; High ceilings; Closet cabinetry; Living/dining room; Tub/shower; Walk-in closets; Elevator access; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $185k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 18d 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 32% 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 $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

• It's been on market 44 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $156k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $185,089 (9.7% 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 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.12% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 7.4

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: -22.8%
• Equity multiple: 0.23×
• Total profit: $-44,071
• Equity at exit: $30,566

10-year hold

• IRR: -24.4%
• Equity multiple: -0.08×
• Total profit: $-62,131
• Equity at exit: $17,725

Cash invested: $57,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$85
• HOA: −$570
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-113

Break-even live

Break-even rent $2,441

Max offer price $185,089

Occupancy floor 100%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	7d	2	0.08mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	7d	1	0.08mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.08mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	18d	1	0.08mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.09mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	2d	1	0.09mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.09mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	16d	1	0.09mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.12mi
1931 Sabal Palm Dr #107 Davie, FL	3.0	2.0	1170	$2,490	$2.13	24d	1	0.13mi
9501 Seagrape Dr #305 Davie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	0.16mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	1d	1	0.16mi
1831 Sabal Palm Dr #202 Davie, FL	3.0	2.0	1155	$2,600	$2.25	14d	1	0.16mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	18d	2	0.16mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	4d	1	0.17mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.19mi
9531 Seagrape Dr #202 Davie, FL	3.0	2.0	1155	$2,700	$2.34	12d	1	0.21mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1139	$2,650	$2.33	17d	2	0.21mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,200	$2.06	2d	3	0.21mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1155	$2,650	$2.29	24d	2	0.21mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1155	$2,650	$2.29	3d	2	0.21mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	20d	2	0.22mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	10d	1	0.24mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	4d	1	0.26mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	18d	1	0.27mi
9470 Live Oak Pl #306 Davie, FL	2.0	2.0	980	$1,950	$1.99	24d	1	0.28mi
9310 SW 23rd St #4003 Davie, FL	2.0	2.0	1380	$2,900	$2.10	7d	1	0.29mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.29mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.29mi
9430 Live Oak Pl Davie, FL	2.0	2.0	1000	$2,950	$2.95	24d	1	0.31mi
2140 SW 90th Ave Davie, FL	1.0	1.0	1500	$1,500	$1.00	24d	1	0.32mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	7d	1	0.32mi
9440 Live Oak Pl #201 Davie, FL	2.0	2.0	980	$2,250	$2.30	24d	1	0.33mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	2d	1	0.34mi
9450 Live Oak Pl #305 Davie, FL	2.0	2.0	980	$1,900	$1.94	7d	1	0.35mi
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	17d	1	0.39mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	18d	1	0.40mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	24d	2	0.41mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	5d	2	0.41mi
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,500	$2.35	24d	1	0.43mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $205,000 Active 44 DOM
2. 2026-06-17
   days on market $205,000 Active 43 DOM
3. 2026-06-16
   days on market $205,000 Active 42 DOM
4. 2026-06-15
   days on market $205,000 Active 41 DOM
5. 2026-06-13
   days on market $205,000 Active 39 DOM
6. 2026-06-09
   days on market $205,000 Active 35 DOM
7. 2026-06-08
   days on market $205,000 Active 34 DOM
8. 2026-06-07
   days on market $205,000 Active 33 DOM
9. 2026-06-04
   days on market $205,000 Active 30 DOM
10. 2026-06-03
    days on market $205,000 Active 29 DOM
11. 2026-06-02
    days on market $205,000 Active 28 DOM
12. 2026-06-01
    days on market $205,000 Active 27 DOM
13. 2026-05-31
    days on market $205,000 Active 26 DOM
14. 2026-05-06
    listed $2,050
15. 2026-05-05
    listed $205,000 Active
16. 2018-06-28
    soldstatus $156,000
17. 2018-06-27
    soldstatus $156,000 Sold 600-char remark

    Show marketing remark (600 chars)

    COMPLETELY UPGRADED 2/2 IN RARELY AVAILABLE PINE ISLAND RIDGE POINCIANA DEVELOPMENT. TILE FLOOR THROUGH OUT, WOOD CABINETS AND GRANITE COUNTER TOP, STAINLESS STEEL APPLIANCES, BEAUTIFUL LAKE VIEW, CLEAN AND QUIET. CONDO IS LOCATED IN A WELL MAINTAINED PRIVATE COUNTRY CLUB COMMUNITY, NO AGE RESTRICTION, CLOSE TO SHOPPING MAIL, NSU, BROWARD COLLEGE, AND FORT LAUDERDALE AIRPORT. VERY SAFE NEIGHBORHOOD! 1 YEAR MAINT FEE HOLD IN ESCROW FOR 2 YRS (WILL BE RETURNED). >650 CREDIT SCORE. MUST PURCHASE $150/YEAR FOOD CARD FOR CLUBHOUSE RESTAURANTS. PLEASE SEE ATTACHED CONDO APPLICATION REQUIREMENTS.

18. 2018-05-09
    status Backup Contract 600-char remark

    Show marketing remark (600 chars)

    COMPLETELY UPGRADED 2/2 IN RARELY AVAILABLE PINE ISLAND RIDGE POINCIANA DEVELOPMENT. TILE FLOOR THROUGH OUT, WOOD CABINETS AND GRANITE COUNTER TOP, STAINLESS STEEL APPLIANCES, BEAUTIFUL LAKE VIEW, CLEAN AND QUIET. CONDO IS LOCATED IN A WELL MAINTAINED PRIVATE COUNTRY CLUB COMMUNITY, NO AGE RESTRICTION, CLOSE TO SHOPPING MAIL, NSU, BROWARD COLLEGE, AND FORT LAUDERDALE AIRPORT. VERY SAFE NEIGHBORHOOD! 1 YEAR MAINT FEE HOLD IN ESCROW FOR 2 YRS (WILL BE RETURNED). >650 CREDIT SCORE. MUST PURCHASE $150/YEAR FOOD CARD FOR CLUBHOUSE RESTAURANTS. PLEASE SEE ATTACHED CONDO APPLICATION REQUIREMENTS.

19. 2018-03-06
    listed $165,000 Active 600-char remark

    Show marketing remark (600 chars)

    COMPLETELY UPGRADED 2/2 IN RARELY AVAILABLE PINE ISLAND RIDGE POINCIANA DEVELOPMENT. TILE FLOOR THROUGH OUT, WOOD CABINETS AND GRANITE COUNTER TOP, STAINLESS STEEL APPLIANCES, BEAUTIFUL LAKE VIEW, CLEAN AND QUIET. CONDO IS LOCATED IN A WELL MAINTAINED PRIVATE COUNTRY CLUB COMMUNITY, NO AGE RESTRICTION, CLOSE TO SHOPPING MAIL, NSU, BROWARD COLLEGE, AND FORT LAUDERDALE AIRPORT. VERY SAFE NEIGHBORHOOD! 1 YEAR MAINT FEE HOLD IN ESCROW FOR 2 YRS (WILL BE RETURNED). >650 CREDIT SCORE. MUST PURCHASE $150/YEAR FOOD CARD FOR CLUBHOUSE RESTAURANTS. PLEASE SEE ATTACHED CONDO APPLICATION REQUIREMENTS.

20. 2003-03-25
    soldstatus $93,000
21. 1979-10-01
    soldstatus $52,500

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,376 · $198/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: $27,581
• − Mortgage interest: −$11,483
• − Property taxes: −$2,376
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$6,840
• − Depreciation: −$5,964
• Taxable loss: −$4,520
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $-268/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

-96.1% since first listed

8 events — show timeline

• 2026-05-06 Listed for Rent $2,050 MARMLS
• 2026-05-05 Listed $205,000 MARMLS
• 2018-06-28 Sold (Public Records) $156,000 Public Records
• 2018-06-27 Sold (MLS) $156,000 MARMLS
• 2018-05-09 Pending — MARMLS
• 2018-03-06 Listed $165,000 MARMLS
• 2003-03-25 Sold (Public Records) $93,000 Public Records
• 1979-10-01 Sold (Public Records) $52,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,376 · +2.8% YoY. Source: county tax records.