7610 Stirling Rd Unit 104C · Davie, FL 33024

$125,000

1 bd · 1.0 ba · 850 sqft · Condo public records · 13 Days on market

Built 1974 $421/mo HOA · 21% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this fully furnished ground-floor condo in the heart of Davie! One of the best-priced condos in the area, it includes all furnishings and flat-screen TVs in both the living room and bedroom. Features include a spacious primary bedroom with large closets, an updated bathroom shower, and an enclosed patio with extra storage. Parking is conveniently located right in front of the unit. Situated in a two-story building and close to restaurants, shopping, hospitals, and major roadways. Easy to show!

Key facts

• Extra storage
• Ground-floor condo
• Fully furnished

Tags

• GROUND-FLOOR CONDO
• FULLY FURNISHED
• UPDATED BATHROOM SHOWER
• ENCLOSED PATIO
• EXTRA STORAGE
• CONVENIENT PARKING

Property features AI

Finance

• HOA & community: Building fitness center

Exterior

• Parking: Garage available
• Home design: Condo; 2-story building; Building name: COUNTRYSIDE

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom
• Heating & cooling: Air conditioning
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.0% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.0%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-6,097
• Equity at exit: $18,638

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $3,405
• Equity at exit: $10,808

Cash invested: $35,000 (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 33024

• Rents YoY: 1.0%
• Active inventory: 338
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$421
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $279

Break-even live

Break-even rent $1,626

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $365	-5% $322	+0% $279	+5% $236	+10% $192
Rent	-10% $122	-5% $201	+0% $279	+5% $357	+10% $435
Rate	-1.0pp $342	-0.5pp $311	base $279	+0.5pp $246	+1.0pp $213

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	26d	2	0.03mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	17d	1	0.04mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,199	$2.11	4d	17	0.09mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$1,725	$1.98	1d	6	0.16mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	26d	1	0.19mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	7d	1	0.20mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$1,758	$2.88	1d	11	0.30mi
3777 NW 78th Ave Hollywood, FL	2.0–3.0	1.5–2.0	1050	$2,000	$1.90	1d	2	0.39mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	26d	1	0.44mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	26d	1	0.57mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	26d	1	0.60mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	26d	1	0.67mi
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	26d	1	0.70mi
6249 Garden Ct Davie, FL	2.0	2.0	950	$2,399	$2.53	19d	1	0.70mi
5500 S University Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1016	$2,234	$2.20	0d	18	0.71mi
6243 Garden Ct Davie, FL	2.0	2.0	950	$2,375	$2.50	26d	1	0.71mi
301 Cambridge Rd #301 Hollywood, FL	2.0	2.0	920	$1,850	$2.01	22d	1	0.74mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	26d	1	0.77mi
100 Gate Rd Unit 3-63 Hollywood, FL	2.0	2.0	1000	$2,300	$2.30	17d	1	0.78mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	26d	1	0.78mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	4d	1	0.78mi
200 Ashbury Rd #209 Hollywood, FL	1.0	1.5	920	$1,450	$1.58	26d	1	0.81mi
322 Briarwood Cir Unit 1-17 Hollywood, FL	2.0	2.0	1030	$2,500	$2.43	16d	1	0.89mi
2940 Solano Ave Hollywood, FL	1.0–3.0	1.0–2.0	1077	$2,084	$1.94	4d	1	0.93mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	7d	2	0.94mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	22d	2	0.94mi
100 Berkley Rd #109 Hollywood, FL	1.0	1.5	710	$1,650	$2.32	1d	1	0.99mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,350	$2.37	24d	1	1.11mi
5100 SW 64th Ave Davie, FL	2.0	2.0	990	$2,122	$2.14	26d	2	1.11mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,250	$2.27	5d	1	1.11mi
2200 NW 78th Ave #105 Hollywood, FL	2.0	2.0	815	$2,250	$2.76	26d	1	1.12mi
7760 NW 22nd St #103 Hollywood, FL	2.0	2.0	815	$2,300	$2.82	13d	1	1.12mi
6560 SW 49th St Unit 2 Davie, FL	1.0	1.0	1000	$1,800	$1.80	6d	1	1.14mi
2173 NW 78th Ave #204 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	19d	1	1.14mi
2173 NW 78th Ave #204 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	5d	1	1.14mi
2203 N University Dr Pembroke Pines, FL	2.0	2.0	1031	$1,913	$1.86	0d	3	1.14mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	17d	1	1.15mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	12d	1	1.15mi
2151 NW 77th Way #205 Hollywood, FL	2.0	2.0	822	$2,400	$2.92	26d	1	1.17mi
2151 NW 77th Way #205 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	7d	1	1.17mi

HOA detail condo

• Monthly dues: $421 · $5,052/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $125,000 Active 13 DOM
2. 2026-06-18
   days on market $125,000 Active 10 DOM
3. 2026-06-17
   days on market $125,000 Active 9 DOM
4. 2026-06-16
   days on market $125,000 Active 8 DOM
5. 2026-06-15
   days on market $125,000 Active 7 DOM
6. 2026-06-13
   days on market $125,000 Active 5 DOM
7. 2026-06-08
   remarks 514-char remark
8. 2026-06-08
   statusdays on marketlisting id $125,000 Active 1 DOM
9. 2026-06-07
   days on market $125,000 Coming Soon 4 DOM
10. 2026-06-04
    listed $125,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,751
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − HOA: −$5,052
• − Depreciation: −$3,636
• Taxable income: $1,761
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $2,923/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% 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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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