1911 SW 87th Ave · Davie, FL 33324

$189,900

2 bd · 2.0 ba · 804 sqft · Manufactured public records · 175 Days on market

Built 1964 3,200 sqft lot Est $146k · 30% over $119/mo HOA · 5% 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +6.5/10.0
• 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

Price Reduced!! Discover a well-maintained, fully furnished residence in the desirable 55+ Park City Estates, offering the rare advantage of fee-simple land ownership. This turnkey, 2-bedroom, 2.5-bath home could be easily turned to a 3 bedrooms, it has been tastefully updated with new bathrooms and elegant porcelain flooring, making it ideal for immediate use or investment. The home features a spacious tiled Florida room, perfect for year-round enjoyment, along with a covered carport, in-unit washer and dryer, and private storage shed. Low-maintenance living is enhanced by close proximity to the clubhouse and community pool. Centrally located near beaches, major highways, shopping, medical

Key facts

• Covered carport
• Private storage shed
• Tiled florida room

Tags

• FEE-SIMPLE LAND OWNERSHIP
• TILED FLORIDA ROOM
• COVERED CARPORT
• IN-UNIT WASHER AND DRYER
• PRIVATE STORAGE SHED
• CLOSE PROXIMITY TO CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with restrictions
• HOA & community: Monthly association fee of $119; Senior community; Community pool

Exterior

• Parking: Covered parking; 2-car garage
• Utilities: Public sewer
• Home design: Single-story; Faces northeast; Updated/remodeled; Manufactured home
• Construction: Block construction; Manufactured construction; Bahama roof; Resale
• Exterior features: Awning(s); Barbecue; Community pool

Interior

• Kitchen: Microwave
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Furnished; First floor entry; Den

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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 175 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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. 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: 1.15% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $145,524
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 SW 21st St	0.25mi	2/1.5	799 (-1%)	3mo	$165,000	$207	83
2041 SW 83rd Ave	0.32mi	2/2.0	885 (+10%)	3mo	$160,000	$181	66
1860 SW 83rd Ter	0.28mi	2/1.0	698 (-13%)	2mo	$90,000	$129	59
8620 SW 22nd St	0.26mi	3/2.0 (+1)	922 (+15%)	1mo	$130,000	$141	58

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,771
• Equity at exit: $28,315

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-2,195
• Equity at exit: $16,419

Cash invested: $53,172 (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: 408
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$996
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$79
• HOA: −$119
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $310

Break-even live

Break-even rent $1,789

Max offer price $189,900

Occupancy floor 81%

Sensitivity live

Price	-10% $417	-5% $363	+0% $310	+5% $256	+10% $202
Rent	-10% $137	-5% $224	+0% $310	+5% $396	+10% $482
Rate	-1.0pp $405	-0.5pp $358	base $310	+0.5pp $260	+1.0pp $210

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	4d	1	0.30mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	23d	1	0.30mi
8508 SW 16th Ct Davie, FL	3.0	2.0	613	$1,700	$2.77	14d	1	0.31mi
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	5d	1	0.34mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	16d	1	0.36mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	0d	1	0.36mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.43mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	25d	1	0.43mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	6d	1	0.43mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.43mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	3d	1	0.45mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	5d	1	0.50mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.51mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	8d	2	0.53mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	4d	1	0.53mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.53mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	25d	2	0.56mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	0.57mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	25d	1	0.58mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	4d	2	0.58mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	23d	2	0.58mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	4d	3	0.58mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	19d	1	0.58mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	0d	1	0.60mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	19d	1	0.60mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	25d	1	0.61mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,598	$2.46	0d	37	0.63mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	6d	2	0.63mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	25d	2	0.63mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	5d	1	0.64mi
8210 Peters Rd Plantation, FL	1.0	1.0	870	$1,970	$2.26	19d	1	0.65mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	16d	1	0.66mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.66mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	19d	2	0.66mi
2461 SW 82nd Ave #103 Davie, FL	2.0	2.0	871	$1,900	$2.18	25d	1	0.66mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	4d	2	0.69mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	15d	2	0.69mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	19d	3	0.69mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.69mi
8210 SW 12th St Plantation, FL	1.0–3.0	1.0–2.0	1071	$2,434	$2.27	3d	18	0.70mi

HOA detail

• Monthly dues: $119 · $1,428/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $189,900 Active 175 DOM
2. 2026-06-18
   days on market $189,900 Active 172 DOM
3. 2026-06-17
   days on market $189,900 Active 171 DOM
4. 2026-06-16
   days on market $189,900 Active 170 DOM
5. 2026-06-15
   days on market $189,900 Active 169 DOM
6. 2026-06-13
   days on market $189,900 Active 167 DOM
7. 2026-06-09
   days on market $189,900 Active 163 DOM
8. 2026-06-07
   days on market $189,900 Active 161 DOM
9. 2026-06-04
   days on market $189,900 Active 158 DOM
10. 2026-06-03
    days on market $189,900 Active 157 DOM
11. 2026-06-02
    days on market $189,900 Active 156 DOM
12. 2026-06-01
    days on market $189,900 Active 155 DOM
13. 2026-05-31
    days on market $189,900 Active 154 DOM
14. 2026-04-20
    price $220,900
15. 2026-01-13
    price $224,900
16. 2025-12-28
    listed $239,900 Active
17. 2025-07-17
    soldstatus $135,000
18. 2019-12-10
    historical Hold
19. 2018-12-17
    listed $99,000 Active
20. 2013-04-01
    soldstatus $45,000
21. 1993-04-09
    soldstatus $40,000

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $2,632 · $219/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 · 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: $26,171
• − Mortgage interest: −$10,637
• − Property taxes: −$2,632
• − Insurance: −$950
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − HOA: −$1,428
• − Depreciation: −$5,524
• Taxable income: $813
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $3,521/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

+452.2% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $220,900 MARMLS
• 2026-01-13 Price Changed $224,900 MARMLS
• 2025-12-28 Listed $239,900 MARMLS
• 2025-07-17 Sold (Public Records) $135,000 Public Records
• 2019-12-10 Delisted — MARMLS
• 2018-12-17 Listed $99,000 MARMLS
• 2013-04-01 Sold (Public Records) $45,000 Public Records
• 1993-04-09 Sold (Public Records) $40,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $2,632 · +10.3% YoY. Source: county tax records.