8508 SW 16th Ct · Davie, FL 33324

$169,000

3 bd · 2.0 ba · 613 sqft · Manufactured public records · 98 Days on market

Built 1967 2,730 sqft lot $77/mo HOA · 3% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Nice size 3/2 - seems larger than tax rolls - -split bedroom plan - -one bedroom is downstairs - -carport - -shed - assoc. states it is HOPA verified - -low maintenance fee - -priced to sell. .. ..

Key facts

• Shed
• Carport
• Split bedroom plan

Tags

• SPLIT BEDROOM PLAN
• ONE BEDROOM IS DOWNSTAIRS
• CARPORT
• SHED
• LOW MAINTENANCE FEE

Property features AI

Finance

• HOA & community: Community association with monthly fee of $77; Community amenities include clubhouse, pool, and shuffleboard court; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One level; Faces north
• Construction: Resale condition; Single-story structure
• Exterior features: Non-waterfront; Skirt: Other

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Tropical Elementary School (math 54% / reading 64%, grade B-, #722 of 2,144 statewide, top 34%, 839 students, 53% FRL); Seminole Middle School (math 39% / reading 53%, grade D+, #300 of 571 statewide, top 53%, 1,072 students, 54% FRL); South Plantation High School (math 22% / reading 46%, grade F, #394 of 667 statewide, top 60%, 2,224 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 35% 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 $5k 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 + 1.2% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 9841% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $169k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $79,077
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8641 SW 15th Ct	0.15mi	2/1.5 (-1)	664 (+8%)	12mo	$82,000	$123	62
1860 SW 83rd Ter	0.22mi	2/1.0 (-1)	698 (+14%)	2mo	$90,000	$129	56

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $13,084
• Equity at exit: $25,198

10-year hold

• IRR: 14.9%
• Equity multiple: 2.10×
• Total profit: $52,177
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$886
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$70
• HOA: −$77
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $702

Break-even live

Break-even rent $1,586

Max offer price $169,000

Occupancy floor 67%

Sensitivity live

Price	-10% $798	-5% $750	+0% $702	+5% $654	+10% $606
Rent	-10% $506	-5% $604	+0% $702	+5% $800	+10% $898
Rate	-1.0pp $787	-0.5pp $745	base $702	+0.5pp $658	+1.0pp $614

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8508 SW 16th Ct Davie, FL	3.0	2.0	613	$1,700	$2.77	14d	1	0.02mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,910	$2.75	0d	37	0.36mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,193	$3.07	0d	32	0.62mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$3,000	$3.47	4d	3	0.64mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$4,080	$3.92	0d	24	0.66mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.77mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1052	$3,399	$3.23	0d	12	0.89mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$3,160	$3.28	2d	19	0.92mi
1 S Pine Island Rd Plantation, FL	2.0	1.0–2.0	922	$2,530	$2.74	3d	13	1.35mi
150 SW 91st Ave Plantation, FL	1.0–3.0	1.0–2.0	962	$2,984	$3.10	2d	19	1.41mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 26 events

1. 2026-06-21
   days on market $169,000 Active 98 DOM
2. 2026-06-18
   days on market $169,000 Active 95 DOM
3. 2026-06-17
   days on market $169,000 Active 94 DOM
4. 2026-06-16
   days on market $169,000 Active 93 DOM
5. 2026-06-15
   days on market $169,000 Active 92 DOM
6. 2026-06-13
   days on market $169,000 Active 90 DOM
7. 2026-06-10
   days on market $169,000 Active 86 DOM
8. 2026-06-04
   days on market $169,000 Active 84 DOM
9. 2026-06-03
   days on market $169,000 Active 83 DOM
10. 2026-06-02
    days on market $169,000 Active 82 DOM
11. 2026-06-01
    days on market $169,000 Active 81 DOM
12. 2026-05-31
    days on market $169,000 Active 80 DOM
13. 2026-05-01
    historical $1,700
14. 2026-04-30
    status Active
15. 2026-04-30
    listed $1,700
16. 2026-04-29
    historical
17. 2026-04-10
    listed $1,700
18. 2026-04-09
    historical $1,800
19. 2026-03-25
    historical $1,800
20. 2026-03-14
    listed $1,800
21. 2026-03-06
    price $1,700
22. 2026-03-06
    listed $169,000 Active
23. 2026-01-27
    price $1,800
24. 2026-01-01
    listed $2,000
25. 2005-12-22
    soldstatus $50,000
26. 1999-04-29
    soldstatus $18,000

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/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 · 27 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: $29,700
• − Mortgage interest: −$9,467
• − Property taxes: −$2,635
• − Insurance: −$845
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − HOA: −$924
• − Depreciation: −$4,916
• Taxable income: $6,161
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $6,945/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

-90.6% since first listed

14 events — show timeline

• 2026-05-01 Rental Removed $1,700 SHOWMOJO
• 2026-04-30 Relisted — Beaches MLS
• 2026-04-30 Listed for Rent $1,700 SHOWMOJO
• 2026-04-29 Listing Removed — Beaches MLS
• 2026-04-10 Listed for Rent $1,700 RMLSFL
• 2026-04-09 Rental Removed $1,800 GFLMLS
• 2026-03-25 Rental Removed $1,800 SHOWMOJO
• 2026-03-14 Listed for Rent $1,800 SHOWMOJO
• 2026-03-06 Price Changed $1,700 GFLMLS
• 2026-03-06 Listed $169,000 Beaches MLS
• 2026-01-27 Price Changed $1,800 GFLMLS
• 2026-01-01 Listed for Rent $2,000 GFLMLS
• 2005-12-22 Sold (Public Records) $50,000 Public Records
• 1999-04-29 Sold (Public Records) $18,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,635 · +32.8% YoY. Source: county tax records.