13010 SW 11th St · Davie, FL 33325

$85,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 250 Days on market

Built 1992

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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
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Newer roof, updated kitchen, open floor plan, split bedrooms. Primary bedroom is on opposite side of the house from the other rooms. All bedrooms have walk in closets. Lots of natural light as well.

Key facts

• Open floor plan
• Newer roof
• Natural light

Tags

• NEWER ROOF
• UPDATED KITCHEN
• OPEN FLOOR PLAN
• SPLIT BEDROOMS
• WALK IN CLOSETS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.2% 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 soft (-0.9%/yr); 176 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($101k/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 $588 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.82% ✓
• Cap rate: 34.23%
• Cash-on-cash: 99.78%
• DSCR: 5.44
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 97.4%
• Equity multiple: 5.32×
• Total profit: $102,794
• Equity at exit: $12,674

10-year hold

• IRR: 99.5%
• Equity multiple: 10.04×
• Total profit: $215,214
• Equity at exit: $7,349

Cash invested: $23,800 (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 33325

• Rents YoY: -0.9%
• Active inventory: 176
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,249 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $1,979

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 34%

Sensitivity live

Price	-10% $2,038	-5% $2,008	+0% $1,979	+5% $1,950	+10% $1,920
Rent	-10% $1,722	-5% $1,851	+0% $1,979	+5% $2,107	+10% $2,236
Rate	-1.0pp $2,022	-0.5pp $2,001	base $1,979	+0.5pp $1,957	+1.0pp $1,934

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1631 SW 129th Way Davie, FL	3.0	2.0	1189	$3,700	$3.11	5d	1	0.49mi
651 Shiloh Ter Unit 651 Davie, FL	3.0	2.0	1249	$4,700	$3.76	25d	1	0.75mi
13761 Newport Mnr Davie, FL	3.0	2.0	1249	$3,500	$2.80	25d	1	0.76mi
118 Riverwalk Cir Sunrise, FL	3.0	2.5	1447	$3,100	$2.14	25d	1	0.85mi
13755 SW 20th St Davie, FL	2.0	2.0	864	$2,500	$2.89	25d	1	0.94mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	14d	1	1.06mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	13d	1	1.06mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$2,913	$2.59	20d	1	1.08mi
200 Commodore Dr Plantation, FL	2.0	2.0	1078	$2,743	$2.54	22d	1	1.08mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$3,014	$2.68	25d	1	1.08mi
13500 NW 3rd St Plantation, FL	1.0–3.0	1.0–2.5	1099	$3,725	$3.39	3d	21	1.17mi
400 Commodore Dr #308 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	6d	1	1.21mi
430 Commodore Dr Unit 430 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	1.27mi
430 Commodore Dr #210 Plantation, FL	2.0	2.0	1130	$2,100	$1.86	25d	1	1.27mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 250 DOM
2. 2026-06-17
   days on market $85,000 Active 249 DOM
3. 2026-06-16
   days on market $85,000 Active 248 DOM
4. 2026-06-15
   days on market $85,000 Active 247 DOM
5. 2026-06-13
   days on market $85,000 Active 245 DOM
6. 2026-06-09
   days on market $85,000 Active 241 DOM
7. 2026-06-07
   days on market $85,000 Active 239 DOM
8. 2026-06-04
   days on market $85,000 Active 236 DOM
9. 2026-06-03
   days on market $85,000 Active 235 DOM
10. 2026-06-02
    days on market $85,000 Active 234 DOM
11. 2026-06-01
    days on market $85,000 Active 233 DOM
12. 2026-05-31
    days on market $85,000 Active 232 DOM
13. 2025-10-10
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 26 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: $38,982
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − Depreciation: −$2,473
• Taxable income: $23,811
• Est. tax owed @ 24.0%: −$5,715
• After-tax cash flow: $18,032/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): 32,399
• Household income: $100,553
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 924.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 51% White 33% Two or more races 31% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 9% Dominican 1% Salvadoran 1%
• Common ancestry: Italian 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 49% English-only · Spanish 46% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -437.64%
• Current HPI: 385.1467
• Rent YoY: ▼ -0.88%
• 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

1 event — show timeline

• 2025-10-10 Listed $85,000 Fizber.com