11104 SW 15th Mnr · Davie, FL 33324

$5,000

2 bd · 3.0 ba · 1,628 sqft · Townhouse public records · 5 Days on market

Built 1988 1,307 sqft lot

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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
• Cash flow +6.1/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 28, 2026 at 10:00 AM EST. Explore this charming 2-bedroom, 2.5-bath residence set in a peaceful and well-located Davie community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 2 parking spots
• Built 1988
• Listed 5 days

Property features AI

Finance

• Other: Zoning: PRD-5

Exterior

• Parking: 2 parking spaces
• Utilities: Other water source; Other sewer
• Home design: Townhouse; Single level
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: 1 room total
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $483,516 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $5k.

Deal economics

• At list price, monthly cash flow is $-913 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

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); 398 active listings in the ZIP; 34 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 43% 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 $3k of loan paydown is wiped out by about $15k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 145.1% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.64% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $483,516
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11063 SW 16th Mnr	0.09mi	3/2.5 (+1)	1,648 (+1%)	4mo	$490,000	$297	84
11865 SW 13th Ct	0.68mi	3/2.5 (+1)	1,654 (+2%)	14mo	$480,000	$290	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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -32.5%
• Equity multiple: -0.05×
• Total profit: $-141,812
• Equity at exit: $72,094

10-year hold

• IRR: -49.6%
• Equity multiple: -0.62×
• Total profit: $-219,454
• Equity at exit: $41,806

Cash invested: $135,384 (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: 398
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,074 high
• Mortgage (P&I): −$2,536
• Tax est. 1.5%: −$604 /mo · $7,253/yr
• Insurance: −$201
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-913

Break-even live

Break-even rent $4,230

Max offer price $351,455

Occupancy floor —

Sensitivity live

Price	-10% $-579	-5% $-746	+0% $-913	+5% $-1,080	+10% $-1,247
Rent	-10% $-1,156	-5% $-1,034	+0% $-913	+5% $-791	+10% $-670
Rate	-1.0pp $-669	-0.5pp $-790	base $-913	+0.5pp $-1,038	+1.0pp $-1,165

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: $120,879
• Closing costs: $14,505
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 SW 110th Way #1415 Davie, FL	3.0	2.5	1648	$3,250	$1.97	8d	1	0.13mi
10772 SW 14th Pl Davie, FL	3.0	2.5	2038	$4,000	$1.96	22d	1	0.27mi
11160 SW 11th Pl Davie, FL	2.0	2.0	1278	$3,300	$2.58	8d	1	0.35mi
10791 SW 10th Pl Davie, FL	3.0	2.0	1472	$4,850	$3.29	14d	1	0.57mi
10791 SW 10th Pl Davie, FL	3.0	2.0	1472	$4,850	$3.29	11d	1	0.57mi
11000 Cameron Ct Davie, FL	1.0–3.0	1.0–2.0	1024	$2,520	$2.46	2d	26	0.60mi
1210 SW 118th Ter #1210 Davie, FL	3.0	2.5	1654	$3,200	$1.93	15d	1	0.72mi
1210 SW 118th Ter Davie, FL	3.0	2.5	1654	$3,200	$1.93	18d	1	0.72mi
9721 SW 15th Dr Plantation, FL	3.0	2.0	1664	$4,200	$2.52	25d	1	1.07mi
1021 Mockingbird Ln #114 Plantation, FL	2.0	2.0	1210	$2,300	$1.90	25d	1	1.10mi
958 Mockingbird Ln #515 Plantation, FL	3.0	2.0	1597	$3,595	$2.25	19d	1	1.21mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,750	$2.04	21d	1	1.25mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,650	$1.99	5d	1	1.25mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	19d	2	1.31mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	5d	1	1.31mi
1831 Sabal Palm Dr #202 Davie, FL	3.0	2.0	1155	$2,600	$2.25	15d	1	1.31mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1155	$2,650	$2.29	25d	2	1.32mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,200	$2.06	3d	3	1.32mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1155	$2,650	$2.29	4d	2	1.32mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1139	$2,650	$2.33	18d	2	1.32mi
9531 Seagrape Dr #202 Davie, FL	3.0	2.0	1155	$2,700	$2.34	13d	1	1.33mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	1.36mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	4d	2	1.36mi
1931 Sabal Palm Dr #107 Davie, FL	3.0	2.0	1170	$2,490	$2.13	25d	1	1.37mi
9501 Seagrape Dr #305 Davie, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	1.37mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	1.40mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	25d	2	1.41mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	1.42mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	1.42mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	1.44mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	3d	3	1.49mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	25d	1	1.49mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	4d	2	1.49mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	22d	2	1.49mi

Listing history 12 events

1. 2026-05-21
   listed $5,000 Active
2. 2025-09-30
   historical
3. 2025-06-17
   price $429,000
4. 2025-01-03
   price $485,000
5. 2024-11-18
   price $489,995
6. 2024-11-04
   listed $499,995 Active
7. 2022-08-03
   soldstatus $449,900
8. 2017-06-21
   soldstatus $260,000
9. 2000-12-05
   soldstatus $100,000
10. 1995-05-08
    soldstatus $87,500
11. 1988-09-13
    soldstatus $75,900
12. 1988-08-01
    soldstatus $75,900

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,894
• − Mortgage interest: −$27,084
• − Property taxes: −$7,253
• − Insurance: −$2,418
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − Depreciation: −$14,066
• Taxable loss: −$19,830
• Est. tax savings @ 24.0%: +$4,759
• After-tax cash flow: $-6,193/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

-93.4% since first listed

12 events — show timeline

• 2026-05-21 Listed $5,000 HAOR as distributed by MLS GRID
• 2025-09-30 Listing Removed — MARMLS
• 2025-06-17 Price Changed $429,000 MARMLS
• 2025-01-03 Price Changed $485,000 MARMLS
• 2024-11-18 Price Changed $489,995 MARMLS
• 2024-11-04 Listed $499,995 MARMLS
• 2022-08-03 Sold (Public Records) $449,900 Public Records
• 2017-06-21 Sold (Public Records) $260,000 Public Records
• 2000-12-05 Sold (Public Records) $100,000 Public Records
• 1995-05-08 Sold (Public Records) $87,500 Public Records
• 1988-09-13 Sold (Public Records) $75,900 Public Records
• 1988-08-01 Sold (Public Records) $75,900 Public Records

Property tax history

+11.7%/yr

Latest (2025): $7,981 · -1.2% YoY. Source: county tax records.