8732 SW 16th St · Davie, FL 33324

$109,000

3 bd · 2.0 ba · 770 sqft · Manufactured public records · 171 Days on market

Built 1961 2,940 sqft lot Est $139k · 22% under $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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This Cozy 3 bed 2 bath with Office room bonus mobile home in quiet and desirable Park City 55+ Community. Washer/Dryer and storage shed located right outside of home (attached). Conveniently located less than a 5 minute walk from the community pool. With purchase you own the lot, additionally this home has an Low association fee. Ready to move-in and make it your own.

Key facts

• Community pool
• Den
• 2,940 sq ft lot

Tags

• DEN
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Monthly association fee of $77; Community pool; Senior community

Exterior

• Parking: Covered driveway; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Faces east
• Construction: Manufactured construction; Metal roof; Effective year built
• Exterior features: Open porch

Interior

• Kitchen: Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: Main-level bedroom(s)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Bedroom on main level; Closet cabinetry; First floor entry; Pantry
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 leasing fast (median 14d 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 36% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.32% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.24%
• DSCR: 2.83
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $139,370
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 SW 21st St	0.50mi	2/1.5 (-1)	799 (+4%)	3mo	$165,000	$207	61
8641 SW 15th Ct	0.07mi	2/1.5 (-1)	664 (-14%)	12mo	$82,000	$123	56
1860 SW 83rd Ter	0.37mi	2/1.0 (-1)	698 (-9%)	2mo	$90,000	$129	56
2041 SW 83rd Ave	0.51mi	2/2.0 (-1)	885 (+15%)	3mo	$160,000	$181	44

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: 35.6%
• Equity multiple: 2.47×
• Total profit: $44,872
• Equity at exit: $16,252

10-year hold

• IRR: 41.4%
• Equity multiple: 4.55×
• Total profit: $108,224
• Equity at exit: $9,424

Cash invested: $30,520 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$572
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$45
• HOA: −$77
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,049

Break-even live

Break-even rent $1,197

Max offer price $109,000

Occupancy floor 53%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	15d	1	0.09mi
8508 SW 16th Ct Davie, FL	3.0	2.0	613	$1,700	$2.77	13d	1	0.18mi
1680 SW 84th Ave Davie, FL	2.0	2.0	798	$2,100	$2.63	3d	1	0.26mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$3,024	$2.86	2d	36	0.36mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	22d	2	0.45mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	24d	1	0.45mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$3,000	$3.47	2d	3	0.45mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$3,000	$3.21	3d	2	0.45mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	1d	1	0.49mi
8210 SW 12th St Plantation, FL	1.0–3.0	1.0–2.0	1071	$2,835	$2.65	1d	18	0.49mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	18d	1	0.50mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	16d	1	0.51mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.51mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.52mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.53mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	7d	1	0.55mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.55mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.55mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	3d	2	0.58mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	13d	2	0.58mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.59mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	2d	1	0.59mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	24d	1	0.62mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	3d	1	0.63mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.63mi
1301 SW 80th Ter Plantation, FL	1.0–3.0	1.0–2.0	1061	$4,355	$4.10	2d	10	0.64mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$2,200	$2.30	7d	2	0.66mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	18d	1	0.68mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,700	$2.52	4d	1	0.69mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	24d	1	0.69mi
9421 Evergreen Pl #403 Davie, FL	2.0	2.0	775	$1,850	$2.39	24d	1	0.70mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,600	$2.28	18d	2	0.72mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	24d	1	0.73mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	7d	1	0.73mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,215	$3.09	2d	33	0.80mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$4,108	$3.95	1d	27	0.81mi
9531 Seagrape Dr Davie, FL	3.0	2.0	1139	$2,650	$2.33	17d	2	0.81mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,700	$2.53	2d	3	0.81mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	14d	1	0.85mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	13d	1	0.85mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: pool

Listing history 31 events

1. 2026-06-18
   days on market $109,000 Active 171 DOM
2. 2026-06-17
   pricedays on market $109,000 Active 170 DOM
3. 2026-06-16
   days on market $115,000 Active 169 DOM
4. 2026-06-15
   days on market $115,000 Active 168 DOM
5. 2026-06-13
   days on market $115,000 Active 166 DOM
6. 2026-06-09
   days on market $115,000 Active 162 DOM
7. 2026-06-07
   days on market $115,000 Active 160 DOM
8. 2026-06-04
   days on market $115,000 Active 157 DOM
9. 2026-06-03
   days on market $115,000 Active 156 DOM
10. 2026-06-02
    days on market $115,000 Active 155 DOM
11. 2026-06-01
    days on market $115,000 Active 154 DOM
12. 2026-05-31
    days on market $115,000 Active 153 DOM
13. 2026-05-18
    price $115,000
14. 2026-03-09
    price $119,000
15. 2026-02-24
    price $125,000
16. 2026-01-12
    price $129,000
17. 2025-12-29
    listed $139,000 Active
18. 2025-12-10
    historical
19. 2025-09-05
    listed $139,000 Active
20. 2024-05-10
    soldstatus $148,000 Closed 370-char remark

    Show marketing remark (370 chars)

    This Cozy 3 bed 2 bath with Office room bonus mobile home in quiet and desirable Park City 55+ Community. Washer/Dryer and storage shed located right outside of home (attached). Conveniently located less than a 5 minute walk from the community pool. With purchase you own the lot, additionally this home has an Low association fee. Ready to move-in and make it your own.

21. 2024-04-15
    status Pending 370-char remark

    Show marketing remark (370 chars)

    This Cozy 3 bed 2 bath with Office room bonus mobile home in quiet and desirable Park City 55+ Community. Washer/Dryer and storage shed located right outside of home (attached). Conveniently located less than a 5 minute walk from the community pool. With purchase you own the lot, additionally this home has an Low association fee. Ready to move-in and make it your own.

22. 2024-04-08
    listed $159,000 Active 370-char remark

    Show marketing remark (370 chars)

    This Cozy 3 bed 2 bath with Office room bonus mobile home in quiet and desirable Park City 55+ Community. Washer/Dryer and storage shed located right outside of home (attached). Conveniently located less than a 5 minute walk from the community pool. With purchase you own the lot, additionally this home has an Low association fee. Ready to move-in and make it your own.

23. 2024-03-29
    historical
24. 2024-03-21
    price $165,000
25. 2024-02-20
    price $179,000
26. 2024-01-30
    listed $199,000 Active
27. 2013-01-01
    historical
28. 2011-08-27
    listed $52,000
29. 2011-01-14
    historical
30. 2010-06-30
    listed $52,000
31. 1990-04-02
    soldstatus $30,000

ⓘ 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: $3,016 · $251/mo
• Projected year-2 tax: $3,016 · $251/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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $30,291
• − Mortgage interest: −$6,106
• − Property taxes: −$3,016
• − Insurance: −$545
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$924
• − Depreciation: −$3,171
• Taxable income: $11,682
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $9,781/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

+283.3% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $115,000 MARMLS
• 2026-03-09 Price Changed $119,000 MARMLS
• 2026-02-24 Price Changed $125,000 MARMLS
• 2026-01-12 Price Changed $129,000 MARMLS
• 2025-12-29 Listed $139,000 MARMLS
• 2025-12-10 Listing Removed — MARMLS
• 2025-09-05 Listed $139,000 MARMLS
• 2024-05-10 Sold (MLS) $148,000 MARMLS
• 2024-04-15 Pending — MARMLS
• 2024-04-08 Listed $159,000 MARMLS
• 2024-03-29 Listing Removed — MARMLS
• 2024-03-21 Price Changed $165,000 MARMLS
• 2024-02-20 Price Changed $179,000 MARMLS
• 2024-01-30 Listed $199,000 MARMLS
• 2013-01-01 Listing Removed — MARMLS
• 2011-08-27 Listed $52,000 MARMLS
• 2011-01-14 Listing Removed — MARMLS
• 2010-06-30 Listed $52,000 MARMLS
• 1990-04-02 Sold (Public Records) $30,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,016 · +19.4% YoY. Source: county tax records.