5381 SW 35th St · Davie, FL 33314

$32,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 369 Days on market

Built 1994 ↓ 60% since listing

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

Listing remarks

PRICE REDUCED!!! WELL MAINTAINED MANUFACTURED HOME WITH 2 BEDROOMS, 2 BATHS, LOCATED IN EVERGLADES LAKES A 55+ COMMUNITY. THIS HOME HAS A DECK WITH CANAL WATER VIEW THAT OFFERS GREAT COMFORT AND SERENITY. COME SEE IT TODAY! OWNER IS MOTIVATED. LOT RENTAL $1,437 MONTHLY.

Key facts

• 2 garage spots
• Community pool
• Built 1994

Tags

• DECK WITH CANAL WATER VIEW
• LOCATED IN EVERGLADES LAKES

Property features AI

Finance

• Other: Building area approximately 1,100 total; living area approximately 924
• Financial info: Pets allowed with breed restrictions
• HOA & community: Senior community; On-site manager; Clubhouse; Pool; Billiard room; Shuffleboard court; Laundry in community; Association maintains grounds, trash and common areas

Exterior

• Parking: Attached carport; Covered parking; 2-car garage; 2 covered spaces
• Security: Gated community with guard; Window bars
• Utilities: Public water available; Public sewer available; Sewer available; Water available
• Home design: Manufactured home; Single-story; Faces southwest; Resale condition; Entry level: main level
• Construction: Metal siding; Modular construction; Metal/manufactured roof; Built as manufactured home
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Washer/dryer area inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 64.0% 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: Davie Elementary School (math 27% / reading 37%, grade F, #1,797 of 2,144 statewide, top 86%, 680 students, 78% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $221 of loan paydown is wiped out by about $960 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 + 1.4% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $48k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 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. 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?
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: 6.96% ✓
• Cap rate: 63.97%
• Cash-on-cash: 205.98%
• DSCR: 10.17
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.98×
• Total profit: $89,385
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 22.26×
• Total profit: $190,503
• Equity at exit: $2,767

Cash invested: $8,960 (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
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,538

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 26%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5661 SW 36th Ct Unit 5621-206 Davie, FL	1.0	1.0	600	$1,595	$2.66	15d	1	0.04mi
5661 SW 36th Ct Unit 5661-201 Davie, FL	2.0	1.0	681	$1,995	$2.93	24d	1	0.04mi
5661 SW 36th Ct Unit 5841-205 Davie, FL	2.0	1.0	800	$1,895	$2.37	19d	1	0.04mi
5601 SW 36th Ct Davie, FL	3.0	1.0	964	$3,000	$3.11	11d	1	0.09mi
5721 SW 38th St Davie, FL	3.0	1.0	857	$2,450	$2.86	20d	1	0.13mi
3666 SW 59th Ave #4 Davie, FL	2.0	1.5	1025	$2,000	$1.95	17d	1	0.14mi
3720 SW 59th Ave Unit 4 Davie, FL	2.0	2.0	900	$2,050	$2.28	24d	1	0.16mi
5620 SW 38th St Davie, FL	3.0	1.0	900	$3,350	$3.72	12d	1	0.18mi
5620 SW 38th St Davie, FL	3.0	1.0	900	$3,350	$3.72	24d	1	0.18mi
3750 SW 59th Ave Unit 3 Davie, FL	2.0	1.0	850	$2,000	$2.35	3d	1	0.18mi
3750 SW 59th Ave Unit 3 Davie, FL	2.0	1.0	850	$2,000	$2.35	24d	1	0.18mi
3701 SW 59th Ter Unit 11 Davie, FL	1.0	1.0	800	$1,500	$1.88	24d	1	0.23mi
3660 SW 60th Ave #2 Davie, FL	2.0	1.0	832	$1,666	$2.00	24d	1	0.23mi
3721 SW 59th Ter Unit 4 Davie, FL	2.0	1.0	864	$1,895	$2.19	24d	1	0.24mi
3801 SW 59th Ter Unit 203 Davie, FL	2.0	1.0	864	$1,895	$2.19	24d	1	0.27mi
3651 SW 60th Ter Apt 3 Davie, FL	2.0	1.0	850	$1,900	$2.24	5d	1	0.31mi
3681 SW 60th Ter Davie, FL	1.0–2.0	1.0–2.0	703	$2,275	$3.24	17d	2	0.31mi
6150 SW 37th St Davie, FL	2.0	1.0	700	$1,650	$2.36	14d	1	0.39mi
6150 SW 37th St Unit 1-20 Davie, FL	1.0	1.0	700	$1,575	$2.25	24d	1	0.39mi
6150 SW 37th St Davie, FL	1.0	1.0	700	$1,775	$2.54	17d	1	0.39mi
5911 SW 41st St Unit A1 Davie, FL	2.0	1.0	826	$1,795	$2.17	8d	1	0.40mi
3400 Davie Rd Davie, FL	1.0	1.0	795	$2,480	$3.12	22d	1	0.45mi
3400 Davie Rd Davie, FL	1.0	1.0	778	$2,363	$3.04	13d	1	0.45mi
4030 SW 61st Ave Unit 6 Davie, FL	2.0	1.0	780	$1,900	$2.44	14d	1	0.45mi
6211 SW 37th St Davie, FL	2.0	1.5–2.0	730	$1,825	$2.50	2d	3	0.46mi
5971 Toscana Dr Davie, FL	1.0–3.0	1.0–2.5	1207	$3,072	$2.54	1d	49	0.53mi
3890 Davie Rd Davie, FL	2.0	1.0–2.0	850	$2,880	$3.39	2d	13	0.64mi
6351 Palm Trace Landings Dr Davie, FL	1.0	1.0	775	$2,314	$2.99	13d	1	0.64mi
6351 Palm Trace Landings Dr Davie, FL	1.0	1.0	703	$2,345	$3.34	22d	1	0.64mi
6140 SW 41st Ct Unit 1 Davie, FL	2.0	2.0	1046	$2,250	$2.15	8d	1	0.64mi
6141 SW 42nd Ct Davie, FL	2.0	1.5	979	$2,200	$2.25	24d	1	0.65mi
4100 SW 64th Ave Davie, FL	1.0	1.0	613	$2,150	$3.51	8d	3	0.67mi
4100 Davie Rd #307 Davie, FL	1.0	1.0	600	$1,750	$2.92	24d	1	0.68mi
5745 SW 44th Ct Unit 202 Davie, FL	2.0	2.0	1100	$2,400	$2.18	5d	1	0.71mi
4181 Davie Rd Davie, FL	3.0	1.0–3.5	1293	$4,268	$3.30	3d	100	0.78mi
6620 SW 39th St Unit B3 Davie, FL	1.0	1.0	850	$1,600	$1.88	24d	1	0.82mi
6620 SW 39th St Unit A6 Davie, FL	1.0	1.0	850	$1,600	$1.88	22d	1	0.83mi
6600 SW 39th St Unit B6 Davie, FL	1.0	1.0	850	$1,600	$1.88	24d	1	0.85mi
6630 SW 39th St Unit B5 Davie, FL	1.0	1.0	850	$1,750	$2.06	11d	1	0.86mi
6630 SW 39th St Unit B6 Davie, FL	1.0	1.0	820	$1,600	$1.95	14d	1	0.86mi

Listing history 12 events

1. 2026-05-13
   price $32,000
2. 2026-04-27
   price $34,999
3. 2026-03-05
   price $39,000
4. 2026-02-23
   price $43,000
5. 2026-01-09
   price $48,900
6. 2025-12-10
   price $49,900
7. 2025-12-08
   status Active
8. 2025-12-01
   historical
9. 2025-10-24
   price $54,000
10. 2025-09-30
    price $65,000
11. 2025-07-01
    price $72,000
12. 2025-05-19
    listed $79,900 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 ≥105°F today · 26 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: $26,721
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$931
• Taxable income: $19,083
• Est. tax owed @ 24.0%: −$4,580
• After-tax cash flow: $13,876/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

-59.9% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $32,000 Beaches MLS
• 2026-04-27 Price Changed $34,999 Beaches MLS
• 2026-03-05 Price Changed $39,000 Beaches MLS
• 2026-02-23 Price Changed $43,000 Beaches MLS
• 2026-01-09 Price Changed $48,900 Beaches MLS
• 2025-12-10 Price Changed $49,900 Beaches MLS
• 2025-12-08 Relisted — Beaches MLS
• 2025-12-01 Listing Removed — Beaches MLS
• 2025-10-24 Price Changed $54,000 Beaches MLS
• 2025-09-30 Price Changed $65,000 Beaches MLS
• 2025-07-01 Price Changed $72,000 Beaches MLS
• 2025-05-19 Listed $79,900 Beaches MLS