1670 SW 85th Ave · Davie, FL 33324

$119,900

2 bd · 1.0 ba · 700 sqft · Manufactured public records · 45 Days on market

Built 1961 2,520 sqft lot Est $90k · 33% over $77/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nice 2/1 with carport - shed - on Canal - -tile floors through out - -assoc. states it is HOPA verified - priced right for quick sale - -one of the lowest priced in Park City. ..

Key facts

• 2,520 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Allows pets (cats and dogs allowed); Faces west; Located in a senior community
• HOA & community: Part of an association (Park City) with monthly fee; Community amenities include management, pool, shuffleboard court and recreation facilities; HOA fee approximately $77 monthly; includes grounds and structure maintenance, legal/accounting, recreation facility and pool service

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (single wide); 1 story; Resale condition
• Construction: Metal roof; Skirt (other); Other construction materials; Mobile dimensions approximately 60' x 12'
• Exterior features: Shed(s); Fencing (other); Interior lot; Publicly maintained road frontage; Waterfront (other)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Entrance foyer; Unfurnished
• Laundry & utility: Electric water heater; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 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); 398 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $120k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 1.66% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $90,300
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1860 SW 83rd Ter	0.18mi	2/1.0	698 (-0%)	2mo	$90,000	$129	89
8641 SW 15th Ct	0.19mi	2/1.5	664 (-5%)	12mo	$82,000	$123	70
8500 SW 21st St	0.41mi	2/1.5	799 (+14%)	3mo	$165,000	$207	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.51×
• Total profit: $17,201
• Equity at exit: $17,877

10-year hold

• IRR: 20.5%
• Equity multiple: 2.58×
• Total profit: $53,115
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$629
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$50
• HOA: −$77
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $628

Break-even live

Break-even rent $1,196

Max offer price $119,900

Occupancy floor 63%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	13d	1	0.05mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	3d	1	0.20mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	22d	1	0.20mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,606	$2.47	2d	36	0.42mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,664	$2.56	2d	33	0.63mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	3d	3	0.65mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,241	$3.11	1d	27	0.70mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	15d	4	0.71mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	24d	1	0.74mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	7d	1	0.78mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,771	$2.91	1d	4	0.87mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	3d	1	0.92mi
9461 Evergreen Pl #306 Davie, FL	1.0	1.0	690	$1,650	$2.39	24d	1	0.94mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1073	$3,369	$3.14	1d	11	0.95mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	7d	1	0.96mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	24d	1	0.96mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	24d	1	0.98mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$3,160	$3.28	1d	19	0.99mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,650	$2.52	3d	1	1.14mi
405 S Pine Island Rd Unit 406D Plantation, FL	1.0	1.0	656	$1,800	$2.74	7d	1	1.14mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,750	$2.67	20d	1	1.14mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	22d	2	1.22mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	24d	2	1.22mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	3d	1	1.25mi
1 S Pine Island Rd Plantation, FL	2.0	1.0–2.0	922	$2,530	$2.74	2d	13	1.42mi
150 SW 91st Ave Plantation, FL	1.0–3.0	1.0–2.0	962	$2,438	$2.53	2d	19	1.48mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 12 events

1. 2026-06-15
   status $119,900 Pending 45 DOM
2. 2026-06-13
   days on market $119,900 Active 45 DOM
3. 2026-06-09
   days on market $119,900 Active 41 DOM
4. 2026-06-08
   days on market $119,900 Active 40 DOM
5. 2026-06-07
   days on market $119,900 Active 39 DOM
6. 2026-06-04
   days on market $119,900 Active 36 DOM
7. 2026-06-03
   days on market $119,900 Active 35 DOM
8. 2026-06-02
   pricedays on market $119,900 Active 34 DOM
9. 2026-06-01
   days on market $125,000 Active 33 DOM
10. 2026-05-31
    days on market $125,000 Active 32 DOM
11. 2026-04-29
    listed $125,000 Active
12. 1993-04-22
    soldstatus $33,000

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $2,266 · $189/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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $23,891
• − Mortgage interest: −$6,716
• − Property taxes: −$2,266
• − Insurance: −$600
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$924
• − Depreciation: −$3,488
• Taxable income: $6,074
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $6,081/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

+278.8% since first listed

2 events — show timeline

• 2026-04-29 Listed $125,000 Beaches MLS
• 1993-04-22 Sold (Public Records) $33,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,266 · +11.1% YoY. Source: county tax records.