8616 SW 16th Pl · Davie, FL 33324

$175,000

3 bd · 2.0 ba · 800 sqft · Manufactured public records · 196 Days on market

Built 1964 4,095 sqft lot Est $145k · 21% over $77/mo HOA · 3% of rent

---

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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

Move-in Ready home located in desirable 55+ Community of Park City in Davie. Where you own your land. Low HOA fee of $77 per month. Discover this fully furnished, 3-bedroom, 2-bathroom manufactured home. Perfectly located near major highways, shopping, the airport, and a hospital, this community offers great convenience. Enjoy a spacious living and dining area, ideal for entertaining, and a versatile bedroom that can be used as a home office. Washer and dryer located in the home. Central AC. Awnings and accordion shutters. Low-maintenance yard with artificial grass complements the screen front porch. This home has a car carport that can fit 2 cars. Located across the street from the one of three clubhouses that feature a pool and putting green. This home is ready to make it your own.

Key facts

• Screened front porch
• Covered carport
• Putting green

Tags

• IN-UNIT WASHER DRYER
• ARTIFICIAL TURF YARD
• SCREENED FRONT PORCH
• COVERED CARPORT
• CLUBHOUSE WITH POOL
• PUTTING GREEN

Property features AI

Finance

• Financial info: Lease considered; No pet restrictions
• HOA & community: Monthly association fee of $77; Community clubhouse; Community pool; Community laundry facilities; Senior community

Exterior

• Parking: Attached covered carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Faces east
• Construction: Manufactured construction; Resale
• Exterior features: Open porch

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Bedroom on main level; First-floor entry; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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).
• This rent runs 35% 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 $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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $144,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 SW 21st St	0.42mi	2/1.5 (-1)	799 (-0%)	3mo	$165,000	$207	71
2041 SW 83rd Ave	0.42mi	2/2.0 (-1)	885 (+11%)	3mo	$160,000	$181	55
1860 SW 83rd Ter	0.28mi	2/1.0 (-1)	698 (-13%)	2mo	$90,000	$129	55

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: 6.6%
• Equity multiple: 1.25×
• Total profit: $12,396
• Equity at exit: $26,093

10-year hold

• IRR: 14.3%
• Equity multiple: 2.06×
• Total profit: $51,774
• Equity at exit: $15,131

Cash invested: $49,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$918
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$73
• HOA: −$77
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $707

Break-even live

Break-even rent $1,607

Max offer price $175,000

Occupancy floor 67%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.13mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	15d	1	0.16mi
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	4d	1	0.19mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$3,024	$2.86	2d	36	0.42mi
8210 SW 12th St Plantation, FL	1.0–3.0	1.0–2.0	1071	$2,835	$2.65	2d	18	0.49mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.52mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	22d	2	0.53mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$3,000	$3.47	3d	3	0.53mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	24d	1	0.53mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	3d	2	0.53mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.54mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.54mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	4d	1	0.54mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.56mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.56mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	19d	1	0.57mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.58mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.59mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.59mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.62mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.62mi
1301 SW 80th Ter Plantation, FL	1.0–3.0	1.0–2.0	1061	$4,355	$4.10	2d	10	0.63mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	0.66mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	3d	2	0.66mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	8d	2	0.67mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.67mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	24d	1	0.70mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	19d	1	0.70mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,700	$2.52	4d	1	0.73mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,215	$3.09	2d	33	0.75mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,600	$2.28	19d	2	0.76mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	14d	1	0.76mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.76mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	24d	1	0.77mi
2461 SW 82nd Ave #103 Davie, FL	2.0	2.0	871	$1,900	$2.18	24d	1	0.78mi
9421 Evergreen Pl #403 Davie, FL	2.0	2.0	775	$1,850	$2.39	24d	1	0.78mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	15d	4	0.78mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	19d	3	0.78mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$4,108	$3.95	1d	27	0.80mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	21d	1	0.81mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 196 DOM
2. 2026-06-17
   days on market $175,000 Active 195 DOM
3. 2026-06-16
   days on market $175,000 Active 194 DOM
4. 2026-06-15
   days on market $175,000 Active 193 DOM
5. 2026-06-13
   days on market $175,000 Active 191 DOM
6. 2026-06-09
   days on market $175,000 Active 187 DOM
7. 2026-06-07
   days on market $175,000 Active 185 DOM
8. 2026-06-04
   days on market $175,000 Active 182 DOM
9. 2026-06-03
   days on market $175,000 Active 181 DOM
10. 2026-06-02
    days on market $175,000 Active 180 DOM
11. 2026-06-01
    days on market $175,000 Active 179 DOM
12. 2026-05-31
    days on market $175,000 Active 178 DOM
13. 2026-05-06
    price $175,000
14. 2025-12-04
    listed $180,000 Active
15. 2025-08-07
    historical $2,300
16. 2025-07-10
    listed $2,300
17. 2024-08-22
    soldstatus $160,000 Closed 794-char remark

    Show marketing remark (794 chars)

    Move-in Ready home located in desirable 55+ Community of Park City in Davie. Where you own your land. Low HOA fee of $77 per month. Discover this fully furnished, 3-bedroom, 2-bathroom manufactured home. Perfectly located near major highways, shopping, the airport, and a hospital, this community offers great convenience. Enjoy a spacious living and dining area, ideal for entertaining, and a versatile bedroom that can be used as a home office. Washer and dryer located in the home. Central AC. Awnings and accordion shutters. Low-maintenance yard with artificial grass complements the screen front porch. This home has a car carport that can fit 2 cars. Located across the street from the one of three clubhouses that feature a pool and putting green. This home is ready to make it your own.

18. 2024-08-14
    historical Active Under Contract 794-char remark

    Show marketing remark (794 chars)

    Move-in Ready home located in desirable 55+ Community of Park City in Davie. Where you own your land. Low HOA fee of $77 per month. Discover this fully furnished, 3-bedroom, 2-bathroom manufactured home. Perfectly located near major highways, shopping, the airport, and a hospital, this community offers great convenience. Enjoy a spacious living and dining area, ideal for entertaining, and a versatile bedroom that can be used as a home office. Washer and dryer located in the home. Central AC. Awnings and accordion shutters. Low-maintenance yard with artificial grass complements the screen front porch. This home has a car carport that can fit 2 cars. Located across the street from the one of three clubhouses that feature a pool and putting green. This home is ready to make it your own.

19. 2024-08-08
    listed $157,000 Active 794-char remark

    Show marketing remark (794 chars)

    Move-in Ready home located in desirable 55+ Community of Park City in Davie. Where you own your land. Low HOA fee of $77 per month. Discover this fully furnished, 3-bedroom, 2-bathroom manufactured home. Perfectly located near major highways, shopping, the airport, and a hospital, this community offers great convenience. Enjoy a spacious living and dining area, ideal for entertaining, and a versatile bedroom that can be used as a home office. Washer and dryer located in the home. Central AC. Awnings and accordion shutters. Low-maintenance yard with artificial grass complements the screen front porch. This home has a car carport that can fit 2 cars. Located across the street from the one of three clubhouses that feature a pool and putting green. This home is ready to make it your own.

20. 2024-04-18
    soldstatus $142,000
21. 2019-05-31
    soldstatus $70,000
22. 1986-10-31
    soldstatus $37,500
23. 1981-08-01
    soldstatus $36,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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 1/10 Low FEMA zone X (shaded) · 0% 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: $30,027
• − Mortgage interest: −$9,803
• − Property taxes: −$2,420
• − Insurance: −$875
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$924
• − Depreciation: −$5,091
• Taxable income: $6,110
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $7,023/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

+386.1% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $175,000 MARMLS
• 2025-12-04 Listed $180,000 MARMLS
• 2025-08-07 Rental Removed $2,300 MARMLS
• 2025-07-10 Listed for Rent $2,300 MARMLS
• 2024-08-22 Sold (MLS) $160,000 MARMLS
• 2024-08-14 Contingent — MARMLS
• 2024-08-08 Listed $157,000 MARMLS
• 2024-04-18 Sold (Public Records) $142,000 Public Records
• 2019-05-31 Sold (Public Records) $70,000 Public Records
• 1986-10-31 Sold (Public Records) $37,500 Public Records
• 1981-08-01 Sold (Public Records) $36,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,420 · -6.5% YoY. Source: county tax records.