6300 SW 41 · Davie, FL 33314

$99

4 bd · 3.5 ba · 1,750 sqft · SingleFamily public records · 99 Days on market

Built 2025

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Cash flow +3.7/30.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

THIS PROPERTY IS PART OF OUR FAMILY OF AUCTIONS. A MEMBERSHIP FEE WILL BE REQUIRED FOR YOU TO PARTICIPATE. YOU MAY BE THE WINNER FOR AS LOW AS $1.00 FREE AND CLEAR. OTHER RESTRICTIONS FOR PARTICIPATION WILL APPLY. VISIT US AT OUR FAMILY OF SITES. DETAILS WILL BE AVAILABLE WITHIN THE VIDEO INFORMATION. JUST FOLLOW THE VIRTUAL TOUR BUTTON WITHIN YOUR SEARCH ENGINE AND YOUR TOUR PAGE WILL LOAD AS AVAILABLE TO THE MEMBERS. PROPERTIES HAVE A LIMITED AMOUNT OF MEMBERS WHO MAY PARTICIPATE PER AUCTION, UPON THE ALLOCATION OF RESERVATIONS NO OTHER MEMBER WILL BE ABLE TO ENTER THE PARTICULAR SPECIAL AUCTION.

Key facts

• 6 parking spots
• Built 2025
• Listed 98 days

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community spa / hot tub

Exterior

• Parking: Driveway; 6 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Co-Ownership property; One story; New construction; North-facing
• Construction: Other construction materials; Other roof
• Exterior features: Fenced; First-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 main-level bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom (4 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Customized wheelchair accessible
• Laundry & utility: Electric water heater

🏗️ New construction. The $99 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $616,000.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $99.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99).
• Recommended offer: $90 (9.1% below list) — sets the bar for market timing.

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 (+1.4%/yr); 187 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,109/mo this rent would consume 56% of the median local household income ($66k/yr) (locally 2205% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 99 days — a 9% lower offer ($90) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 9333.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90 (9.1% 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 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 0.50% ✗
• Cap rate: 2.79%
• Cash-on-cash: -12.53%
• DSCR: 0.44
• GRM: 16.5

CMA / ARV

• ARV (on-the-fly): $616,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6831 SW 43rd St	0.52mi	3/2.0 (-1)	1,774 (+1%)	19mo	$624,000	$352	47

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -41.2%
• Equity multiple: -0.27×
• Total profit: $-219,227
• Equity at exit: $91,848

10-year hold

• IRR: -79.3%
• Equity multiple: -1.07×
• Total profit: $-357,373
• Equity at exit: $53,260

Cash invested: $172,480 (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 33314

• Rents YoY: 1.4%
• Active inventory: 187

Monthly cashflow live

• Estimated rent: $3,109 high
• Mortgage (P&I): −$3,230
• Tax est. 1.5%: −$770 /mo · $9,240/yr
• Insurance: −$257
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-1,801

Break-even live

Break-even rent $5,389

Max offer price $355,453

Occupancy floor —

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: $154,000
• Closing costs: $18,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4181 Davie Rd Davie, FL	3.0	1.0–3.5	1293	$5,530	$4.28	2d	100	0.13mi
6520 SW 41st St #6520 Davie, FL	3.0	2.5	1400	$2,550	$1.82	3d	1	0.17mi
6520 SW 41st St #6520 Davie, FL	3.0	2.5	1400	$2,550	$1.82	24d	1	0.17mi
6534 SW 41st St Davie, FL	3.0	2.5	1420	$2,750	$1.94	24d	1	0.18mi
6612 SW 41st St #6612 Davie, FL	3.0	2.5	1420	$2,550	$1.80	24d	1	0.26mi
6636 SW 41st St #6636 Davie, FL	3.0	2.5	1420	$2,599	$1.83	24d	1	0.30mi
4139 SW 66th Way #140 Davie, FL	3.0	2.5	1440	$2,495	$1.73	24d	1	0.32mi
4139 SW 66th Way #140 Davie, FL	3.0	2.5	1440	$2,495	$1.73	7d	1	0.32mi
3912 SW 67th Ter #114 Davie, FL	3.0	2.5	1440	$3,150	$2.19	24d	1	0.37mi
3912 SW 67th Ter #114 Davie, FL	3.0	2.5	1440	$2,799	$1.94	2d	1	0.37mi
3850 SW 59th Ter Davie, FL	3.0	2.0	1468	$2,780	$1.89	10d	1	0.38mi
3714 SW 60th Ter #28 Davie, FL	3.0	1.5	1290	$2,700	$2.09	24d	1	0.39mi
6764 SW 40th St #40 Davie, FL	3.0	2.5	1440	$2,750	$1.91	24d	1	0.42mi
6992 SW 39th St Davie, FL	2.0–3.0	2.0	1259	$2,695	$2.14	2d	3	0.47mi
6984 SW 39th St Apt H206 Davie, FL	3.0	2.0	1364	$2,675	$1.96	22d	1	0.51mi
4151 SW 56th Ave Davie, FL	3.0	2.0	1280	$3,650	$2.85	2d	1	0.61mi
4756 SW 63rd Ter Davie, FL	3.0	2.5	1418	$3,100	$2.19	24d	1	0.61mi
4764 E Station Sq Davie, FL	3.0	2.5	1615	$3,500	$2.17	14d	1	0.62mi
5701 SW 37th St Davie, FL	4.0	2.0	1500	$3,500	$2.33	4d	1	0.64mi
5610 SW 43rd St Davie, FL	3.0	2.0	1600	$3,300	$2.06	24d	1	0.64mi
4276 SW 56th Ave Davie, FL	3.0	2.0	1341	$3,500	$2.61	13d	1	0.64mi
5892 Mustang Mnr Unit 5892 Davie, FL	3.0	2.5	1610	$3,300	$2.05	2d	1	0.68mi
5892 Mustang Mnr Unit 5892 Davie, FL	3.0	2.5	1610	$3,300	$2.05	18d	1	0.68mi
4401 SW 70th Ter Unit 4401 Davie, FL	3.0	2.5	1328	$2,650	$2.00	14d	1	0.69mi
4403 SW 70th Ter Unit 4403 Davie, FL	3.0	2.5	1328	$2,600	$1.96	20d	1	0.70mi
4241 SW 71st Ter Unit 4241 Davie, FL	3.0	2.5	1328	$2,600	$1.96	24d	1	0.71mi
6100 SW 48th Ct Unit 6100 Davie, FL	3.0	2.0	1300	$3,300	$2.54	4d	1	0.72mi
5971 Toscana Dr Davie, FL	1.0–3.0	1.0–2.5	1207	$3,748	$3.10	1d	49	0.75mi
6560 SW 49th St Unit 1 Davie, FL	3.0	2.0	2103	$2,850	$1.36	17d	1	0.76mi
6502 S Anise Ct Davie, FL	3.0	2.5	1706	$3,350	$1.96	13d	1	0.85mi
6574 S Anise Ct Davie, FL	3.0	2.5	1726	$3,400	$1.97	24d	1	0.86mi
7236 SW 46th St Davie, FL	4.0	3.0	1908	$4,050	$2.12	24d	1	0.88mi
5095 SW 73rd Ave Davie, FL	3.0	2.0	2212	$7,950	$3.59	24d	1	1.18mi
4652 Horseshoe Cir Davie, FL	3.0	2.5	1724	$3,300	$1.91	24d	1	1.20mi
7644 Foxcroft Ln #7644 Davie, FL	3.0	2.0	1704	$3,600	$2.11	24d	1	1.23mi
5450 SW 55th Ave Unit 1 Davie, FL	4.0	2.0	1650	$4,500	$2.73	24d	1	1.45mi
5450 SW 55th Ave Davie, FL	4.0	2.0	1650	$4,500	$2.73	5d	1	1.45mi
5450 SW 55th Ave Unit 1 Davie, FL	4.0	2.0	1650	$4,500	$2.73	16d	1	1.45mi
4930 S University Dr Unit 4930 Davie, FL	3.0	2.5	1425	$2,650	$1.86	17d	1	1.45mi
7085 Nova Dr Davie, FL	3.0	2.0	1247	$2,547	$2.04	12d	3	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $99 Active 99 DOM
2. 2026-06-17
   days on market $99 Active 98 DOM
3. 2026-06-16
   days on market $99 Active 97 DOM
4. 2026-06-15
   days on market $99 Active 96 DOM
5. 2026-06-13
   days on market $99 Active 94 DOM
6. 2026-06-09
   days on market $99 Active 90 DOM
7. 2026-06-07
   days on market $99 Active 88 DOM
8. 2026-06-04
   days on market $99 Active 85 DOM
9. 2026-06-03
   days on market $99 Active 84 DOM
10. 2026-06-02
    days on market $99 Active 83 DOM
11. 2026-06-01
    days on market $99 Active 82 DOM
12. 2026-05-31
    days on market $99 Active 81 DOM
13. 2025-02-03
    listed $99 Active
14. 2003-07-09
    soldstatus $150,000
15. 2001-09-17
    soldstatus $100,000
16. 1989-07-10
    soldstatus $66,300

ⓘ 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 ≥105°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,313
• − Mortgage interest: −$34,506
• − Property taxes: −$9,240
• − Insurance: −$3,080
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − Depreciation: −$17,920
• Taxable loss: −$33,402
• Est. tax savings @ 24.0%: +$8,017
• After-tax cash flow: $-13,590/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): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2205.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 30% White 29% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 1% Estonian 1%
• Foreign-born: 38% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 42% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -346.31%
• Current HPI: 433.1148
• Rent YoY: ▲ 1.45%
• 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

+126.2% since first listed

4 events — show timeline

• 2025-02-03 Listed $99 Beaches MLS
• 2003-07-09 Sold (Public Records) $150,000 Public Records
• 2001-09-17 Sold (Public Records) $100,000 Public Records
• 1989-07-10 Sold (Public Records) $66,300 Public Records

Property tax history

+8.3%/yr

Latest (2025): $8,741 · +8.1% YoY. Source: county tax records.