Is 14671 SW 20th St in Davie, FL a good investment?

CashFlowRE grades it C- with a 6.0% cap rate and $-478/mo modeled cash flow at a $1,200,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 14671 SW 20th St?

The modeled cap rate is 6.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $10,085/month, from CashFlowRE's rent model.

C- Composite 51.81

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 +11.8/30.0
ARV discount +11.0/15.0
Schools +5.7/10.0
Appreciation +5.0/10.0
Condition / age +4.8/5.0
Livability +4.1/5.0
DSCR +3.5/10.0
1% rule +3.4/10.0
Rent growth +2.5/5.0

$1,200,000

14671 SW 20th St · Davie, FL 00000

5 bd · 4.5 ba · 3,746 sqft · SingleFamily · 221 Days on market

Built 2018 Excellent condition 7,000 sqft lot $320/sqft · 8% below area Est $1.302M · 8% under ↓ 7% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Completely remodeled single-family home for sale on SW 20th Street in the heart of Kendall. This exceptional residence offers 5 bedrooms and 4.5 bathrooms with top-tier, high-end finishes throughout. Designed for modern living, the home features an open and functional layout with elegant flooring, custom details, and abundant natural light. The gourmet kitchen showcases premium cabinetry, quality countertops, and upscale appliances, ideal for entertaining and everyday use. Spacious bedrooms include a luxurious primary suite with a spa-inspired bathroom and generous closet space.

Key facts

Gourmet kitchen
Private outdoor area
Solar panels

What this means for you Summary

Snapshot

This is a 5-bed/4.5-bath single-family listed at $1.20M. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $1.13M (5.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.01M (16.0% below list).
Recommended offer: $1.01M (16.0% below list) — sets the bar for 1% rule.
Cap rate 6.0% 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: Country Isles Elementary School (math 63% / reading 63%, grade B, #582 of 2,144 statewide, top 28%, 852 students, 30% FRL); Indian Ridge Middle School (math 55% / reading 60%, grade B, #157 of 571 statewide, top 28%, 2,020 students, 46% FRL); Western High School (math 43% / reading 60%, grade D+, #167 of 667 statewide, top 25%, 3,566 students, 43% FRL).
Market conditions: 6 comparable units currently listed for rent nearby; rentals lingering (median 113d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

In year one you build about $44k of equity ($8k loan paydown + $36k appreciation (3.0% local appreciation)).
Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 221 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Watch-outs: flood insurance adds $152/mo.
Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $1,008,512 (16.0% below list)

Questions for the listing agent

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?
It's been on market 221 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.84% ✗
Cap rate: 5.97%
Cash-on-cash: -1.16%
DSCR: 0.95
GRM: 9.9

CMA / ARV

ARV (median comp): $1,302,116
List price: $1,200,000
Delta: -7.84%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15554 SW 16th St	0.77mi	5/6.5	3,641 (-3%)	0mo	$1,660,000	$456	52
13680 SW 26th St	0.95mi	5/3.0	3,472 (-7%)	0mo	$1,295,000	$373	47
14421 Bedford Ct	0.58mi	5/4.5	3,436 (-8%)	18mo	$1,353,000	$394	44
13801 Alexandria Ct	0.94mi	5/4.0	4,136 (+10%)	7mo	$1,550,000	$375	40
14011 SW 21st St	0.58mi	4/3.0 (-1)	3,193 (-15%)	3mo	$1,190,000	$373	35
15852 SW 15th St	0.97mi	5/4.0	4,285 (+14%)	7mo	$1,608,000	$375	33
15651 SW 15 St	0.90mi	5/3.0	3,238 (-14%)	5mo	$1,200,000	$371	32
13621 SW 16th St	0.89mi	6/4.5 (+1)	3,061 (-18%)	4mo	$1,360,000	$444	31
13840 Chatham Pl	0.90mi	4/4.0 (-1)	3,192 (-15%)	6mo	$1,300,000	$407	28
2940 SW 155th Ln	1.11mi	5/3.0	3,163 (-16%)	11mo	$1,250,000	$395	25

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: 5.9%
Equity multiple: 1.34×
Total profit: $114,377
Equity at exit: $539,572

10-year hold

IRR: 8.9%
Equity multiple: 2.34×
Total profit: $450,336
Equity at exit: $831,545

Cash invested: $336,000 (down + closing). Projections, not guarantees.

Monthly cashflow live

Estimated rent: $10,085 high interval (Pro) →
Mortgage (P&I): −$6,293
Tax est. 1.5%: −$1,500 /mo · $18,000/yr
Insurance: −$500
Flood insurance flood zone: −$152 /mo · $1,824/yr
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$2,118
Net cashflow: $-478

Break-even live

Break-even rent $10,690

Max offer price $1,130,872

Occupancy floor 100%

Sensitivity live

Price	-10% $352	-5% $-63	+0% $-478	+5% $-892	+10% $-1,307
Rent	-10% $-1,274	-5% $-876	+0% $-478	+5% $-79	+10% $319
Rate	-1.0pp $127	-0.5pp $-173	base $-478	+0.5pp $-789	+1.0pp $-1,105

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: $300,000
Closing costs: $36,000
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14321 Jockey Cir N Davie, FL	4.0	4.5	4711	$15,000	$3.18	64d	1	0.57mi
2750 Jockey Cir E Davie, FL	5.0	4.5	4339	$9,800	$2.26	112d	1	0.72mi
14231 Harpers Ferry St Davie, FL	4.0	2.5	2531	$6,000	$2.37	120d	1	0.87mi
15802 SW 15th St Weston, FL	4.0	5.0	4359	$9,500	$2.18	120d	1	0.98mi
13023 Davie Oaks Dr Davie, FL	4.0	4.0	3079	$9,500	$3.09	33d	1	1.44mi
245 Via Milan Ter Davie, FL	4.0	2.5	2534	$4,625	$1.83	12d	1	1.46mi

Property features AI

Finance

Other: Pets allowedRentals allowedDeed restriction status unknownLot size approximately between 1/4 and 1/2 acreSubdivision listed as Other
Financial info: Taxes and tax year available but excluded per instructions
HOA & community: No association first right of refusalNo association feeCommunity fees (if any) do not apply; sewer and water listed as fee-included items

Exterior

Utilities: Municipal sewerPublic sewer hook-up availableSolar power
Home design: Urban residential zoningProperty type/details not specifiedEntry level and facing direction not specified
Construction: Built in 2018Concrete block construction (CBS/Concrete)
Exterior features: No waterfrontNo dockage

Interior

Kitchen: DishwasherOvenMicrowaveRefrigeratorIce machineFreezerTrash compactorGarbage disposal
Bedrooms: Information on bedroom counts/levels not provided
Bathrooms: Four full bathroomsOne half bathroom
Interior features: Stainless steel appliancesIce machineFreezerTrash compactorGarbage disposalMicrowaveOvenRefrigeratorDishwasherWasherDryer
Laundry & utility: WasherDryer

Listing history 50 events

2026-08-25

days on market $1,200,000 Active 221 DOM
2026-08-24

days on market $1,200,000 Active 220 DOM
2026-08-23

days on market $1,200,000 Active 219 DOM
2026-08-22

days on market $1,200,000 Active 218 DOM
2026-08-21

days on market $1,200,000 Active 217 DOM
2026-08-20

days on market $1,200,000 Active 216 DOM
2026-08-19

days on market $1,200,000 Active 215 DOM
2026-08-18

days on market $1,200,000 Active 214 DOM
2026-08-16

days on market $1,200,000 Active 212 DOM
2026-08-14

days on market $1,200,000 Active 210 DOM
2026-08-13

days on market $1,200,000 Active 209 DOM
2026-08-12

days on market $1,200,000 Active 208 DOM
2026-08-11

days on market $1,200,000 Active 207 DOM
2026-08-10

days on market $1,200,000 Active 206 DOM
2026-08-09

days on market $1,200,000 Active 205 DOM
2026-08-08

days on market $1,200,000 Active 204 DOM
2026-08-06

days on market $1,200,000 Active 202 DOM
2026-08-05

days on market $1,200,000 Active 201 DOM
2026-08-03

days on market $1,200,000 Active 199 DOM
2026-07-31

days on market $1,200,000 Active 196 DOM
2026-07-28

days on market $1,200,000 Active 193 DOM
2026-07-24

days on market $1,200,000 Active 189 DOM
2026-07-23

days on market $1,200,000 Active 188 DOM
2026-07-22

days on market $1,200,000 Active 187 DOM
2026-07-21

days on market $1,200,000 Active 186 DOM
2026-07-20

days on market $1,200,000 Active 185 DOM
2026-07-16

days on market $1,200,000 Active 181 DOM
2026-07-15

days on market $1,200,000 Active 180 DOM
2026-07-14

days on market $1,200,000 Active 179 DOM
2026-07-13

days on market $1,200,000 Active 178 DOM
2026-07-13

days on market $1,200,000 Active 177 DOM
2026-07-11

days on market $1,200,000 Active 176 DOM
2026-07-10

days on market $1,200,000 Active 175 DOM
2026-07-10

days on market $1,200,000 Active 174 DOM
2026-07-07

days on market $1,200,000 Active 172 DOM
2026-07-06

days on market $1,200,000 Active 171 DOM
2026-07-06

days on market $1,200,000 Active 170 DOM
2026-07-03

days on market $1,200,000 Active 168 DOM
2026-07-02

days on market $1,200,000 Active 167 DOM
2026-07-01

days on market $1,200,000 Active 166 DOM
2026-06-30

days on market $1,200,000 Active 165 DOM
2026-06-29

days on market $1,200,000 Active 164 DOM
2026-06-28

days on market $1,200,000 Active 163 DOM
2026-06-27

days on market $1,200,000 Active 162 DOM
2026-06-26

days on market $1,200,000 Active 161 DOM
2026-06-24

days on market $1,200,000 Active 159 DOM
2026-06-21

days on market $1,200,000 Active 156 DOM
2026-06-18

days on market $1,200,000 Active 153 DOM
2026-06-17

days on market $1,200,000 Active 152 DOM
2026-06-16

days on market $1,200,000 Active 151 DOM

ⓘ 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 AH · 0% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 Heat 10/10 Extreme 7 d/yr ≥106°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $121,021
− Mortgage interest: −$67,219
− Property taxes: −$18,000
− Insurance: −$7,824
− Repairs & maintenance: −$9,682
− Management: −$9,682
− Depreciation: −$34,909
Taxable loss: −$26,294

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$6,311
After-tax cash flow: $578/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.

Condition & rehab AI · 10 photos

Excellent 95/100 None rehab

This completely remodeled single-family home is in excellent condition with modern finishes and a well-maintained exterior. Minimal updates could further enhance its curb appeal and value.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and add value to the property. ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Country Isles Elementary School B FL #582/2,144 Nat'l #5,998/41,679 Middle Indian Ridge Middle School B FL #157/571 Nat'l #2,146/14,009 High Western High School D+ FL #167/667 Nat'l #5,269/17,239

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

A Composite livability gradescore 82/100

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

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%

Not yet ingested

Political lean: —
Race & ethnicity: —
Common origin: —
Civics: —

Market trends

HPI YoY: —
Current HPI: —
Rent YoY: —
Metro: —
State GDP YoY: ▲ 3.28%
F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
Industrial Technology	2	$29B
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

-7.3% since first listed

2 events — show timeline

2026-05-13 Price Changed $1,200,000 FLKMLS
2026-01-16 Listed $1,295,000 FLKMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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