2321 SW 87th Ter · Davie, FL 33324

$159,000

2 bd · 2.0 ba · 830 sqft · Manufactured public records · 99 Days on market

Built 1964 3,200 sqft lot Est $150k · 6% over $130/mo HOA · 6% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +4.9/15.0
• 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

YOU OWN THE LAND! NO LOT FEES! 2nd master bedroom in front has private entrance & sliding door to main house. Front large bedroom has new bathroom with state-of-the-art intelligent bidet attachment with remote control and adjustable temperature settings for personal comfort. The new rainfall shower has elegant porcelain walls from floor to ceiling, spray hose and niche for storage. Wide pocket door for wheelchair access. New barndoor vanity with LED lights, GFI outlet and USB. Deep lot has shed with electricity & light. Room 4 pool & addt'l bedroom behind main house. The kitchen has a pass-through to dining room but can be opened up to dining room or closed off for a 3rd b

Key facts

• Barndoor vanity
• Deep lot
• New rainfall shower

Tags

• PRIVATE ENTRANCE
• INTELLIGENT BIDET ATTACHMENT
• NEW RAINFALL SHOWER
• WIDE POCKET DOOR
• BARNDOOR VANITY
• DEEP LOT

Property features AI

Finance

• Other: Living area reported as 860
• Financial info: Located in a senior community; Pets allowed (limits on number and size)
• HOA & community: Has association; Association amenities include clubhouse, pool, shuffleboard court, maintained community, and street lights; HOA fee $125 monthly (includes common areas)

Exterior

• Parking: Attached covered carport (2 spaces); Additional covered spaces: 2; Driveway parking; Guest parking; 1 open parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volt electric; Cable available
• Home design: Mobile home (1964 Star double wide); One-story; First-floor entry; Home faces west
• Construction: Aluminum roof; Brick skirt; Resale condition
• Exterior features: Shed(s); Waterfront: Yes (no waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s); Wall/window unit(s)
• Interior features: Built-in features; Closet cabinetry; Blinds on windows; Furnished negotiable
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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; 40 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 30% 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 8268% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $128k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1964 — 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: 1.34% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $150,230
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 SW 21st St	0.25mi	2/1.5	799 (-4%)	3mo	$165,000	$207	78
8620 SW 22nd St	0.11mi	3/2.0 (+1)	922 (+11%)	1mo	$130,000	$141	71
2041 SW 83rd Ave	0.39mi	2/2.0	885 (+7%)	3mo	$160,000	$181	68

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,034
• Equity at exit: $23,707

10-year hold

• IRR: 11.3%
• Equity multiple: 1.82×
• Total profit: $36,361
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$834
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$66
• HOA: −$130
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $557

Break-even live

Break-even rent $1,429

Max offer price $159,000

Occupancy floor 69%

Sensitivity live

Price	-10% $647	-5% $602	+0% $557	+5% $512	+10% $467
Rent	-10% $389	-5% $473	+0% $557	+5% $641	+10% $726
Rate	-1.0pp $637	-0.5pp $598	base $557	+0.5pp $516	+1.0pp $474

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.50mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.50mi
2461 SW 82nd Ave #103 Davie, FL	2.0	2.0	871	$1,900	$2.18	24d	1	0.50mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	14d	1	0.52mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.52mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	21d	1	0.54mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	4d	1	0.54mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	8d	2	0.55mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.55mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.55mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	15d	4	0.56mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	19d	3	0.56mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	8d	1	0.59mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.61mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	24d	1	0.62mi
2430 SW 81st Ave #408 Davie, FL	2.0	2.0	1021	$2,100	$2.06	3d	1	0.62mi
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	4d	1	0.62mi
8508 SW 16th Ct Davie, FL	3.0	2.0	613	$1,700	$2.77	14d	1	0.63mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	19d	1	0.63mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.64mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.64mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	22d	1	0.64mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	3d	1	0.64mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.65mi
2500 SW 81st Ave #401 Davie, FL	2.0	2.0	1021	$1,795	$1.76	24d	1	0.65mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	15d	1	0.71mi
3001 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1040	$2,250	$2.16	11d	2	0.71mi
3001 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1020	$2,200	$2.16	17d	2	0.71mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,200	$2.06	3d	3	0.71mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1139	$2,650	$2.33	18d	2	0.71mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	19d	2	0.73mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	5d	1	0.74mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.74mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.77mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	0.77mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,771	$2.91	2d	4	0.79mi
9470 Live Oak Pl #306 Davie, FL	2.0	2.0	980	$1,950	$1.99	24d	1	0.79mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	24d	1	0.79mi
3100 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1040	$2,300	$2.21	22d	3	0.83mi
3100 W Rolling Hills Cir Davie, FL	2.0	2.0	1125	$2,250	$2.00	3d	2	0.83mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: electricpool

Listing history 24 events

1. 2026-06-18
   days on market $159,000 Active 99 DOM
2. 2026-06-17
   days on market $159,000 Active 98 DOM
3. 2026-06-16
   days on market $159,000 Active 97 DOM
4. 2026-06-15
   days on market $159,000 Active 96 DOM
5. 2026-06-13
   days on market $159,000 Active 94 DOM
6. 2026-06-09
   days on market $159,000 Active 90 DOM
7. 2026-06-07
   days on market $159,000 Active 88 DOM
8. 2026-06-04
   pricedays on market $159,000 Active 85 DOM
9. 2026-06-03
   pricedays on market $155,000 Active 84 DOM
10. 2026-06-02
    days on market $159,000 Active 83 DOM
11. 2026-06-01
    days on market $159,000 Active 82 DOM
12. 2026-05-31
    days on market $159,000 Active 81 DOM
13. 2026-04-17
    listed $1,900
14. 2026-04-17
    historical $1,850
15. 2026-03-09
    price $1,850
16. 2026-03-08
    price $1,900
17. 2026-01-21
    listed $2,000
18. 2025-11-24
    listed $159,000 Active
19. 2025-03-17
    soldstatus $128,000
20. 2025-02-25
    soldstatus $95,000
21. 2019-05-08
    soldstatus $78,500
22. 2002-04-22
    soldstatus $23,000
23. 1987-09-03
    soldstatus $33,000
24. 1982-04-01
    soldstatus $29,000

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$137/yr (+$11/mo · 11.6%)

ⓘ 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 · 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: $25,606
• − Mortgage interest: −$8,906
• − Property taxes: −$1,183
• − Insurance: −$795
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$1,560
• − Depreciation: −$4,625
• Taxable income: $4,440
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $5,620/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

• 2026-04-17 Listed for Rent $1,900 RMLSFL
• 2026-04-17 Rental Removed $1,850 GFLMLS
• 2026-03-09 Price Changed $1,850 GFLMLS
• 2026-03-08 Price Changed $1,900 GFLMLS
• 2026-01-21 Listed for Rent $2,000 GFLMLS
• 2025-11-24 Listed $159,000 Beaches MLS
• 2025-03-17 Sold (Public Records) $128,000 Public Records
• 2025-02-25 Sold (Public Records) $95,000 Public Records
• 2019-05-08 Sold (Public Records) $78,500 Public Records
• 2002-04-22 Sold (Public Records) $23,000 Public Records
• 1987-09-03 Sold (Public Records) $33,000 Public Records
• 1982-04-01 Sold (Public Records) $29,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,183 · +3.1% YoY. Source: county tax records.