3777 NW 78th Ave Unit 8F · Davie, FL 33024

$186,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 91 Days on market

Built 1974 $728/mo HOA · 28% 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 +19.6/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Beautiful, Cozy 2-bedroom, 1.5-bath condo in Gateland Village featuring a spacious balcony. The interior has been renovated and includes a large eat-in kitchen. The unit also comes equipped with a washer and dryer. A fantastic value for such a generously sized home!

Key facts

• Large eat-in kitchen
• Spacious balcony
• Washer and dryer

Tags

• SPACIOUS BALCONY
• RENOVATED INTERIOR
• LARGE EAT-IN KITCHEN
• WASHER AND DRYER

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse and pool; Association fee covers common areas

Exterior

• Parking: Two or more parking spaces
• Security: Complex fenced
• Utilities: Electric water heater; Central electric heating and cooling
• Home design: Attached property; 2-story building; Entry located on level 2; Northeast facing
• Construction: Block construction; Resale property
• Exterior features: Balcony (open and screened); Fence; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Icemaker; Disposal; Self-cleaning oven; Breakfast bar
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds and impact glass windows with sliding panels; Breakfast bar; Living/dining room; Tub/shower; Walk-in closet(s); First floor entry
• Laundry & utility: Washer; Dryer; Electric water heater; Utility / laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $186k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $186k).
• Recommended offer: $169k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+1.0%/yr); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($80k/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 $6k 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

• It's been on market 91 days — a 9% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $169,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1974 — 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. 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?
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 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: 1.40% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 6.0

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-21,238
• Equity at exit: $27,733

10-year hold

• IRR: -6.6%
• Equity multiple: 0.63×
• Total profit: $-19,526
• Equity at exit: $16,082

Cash invested: $52,080 (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: 326
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$975
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$78
• HOA: −$728
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $214

Break-even live

Break-even rent $2,328

Max offer price $186,000

Occupancy floor 87%

Sensitivity live

Price	-10% $319	-5% $267	+0% $214	+5% $161	+10% $109
Rent	-10% $9	-5% $111	+0% $214	+5% $317	+10% $419
Rate	-1.0pp $308	-0.5pp $261	base $214	+0.5pp $166	+1.0pp $117

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 NW 79th Way Hollywood, FL	3.0	2.0	1281	$3,450	$2.69	24d	1	0.17mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	24d	1	0.23mi
3325 NW 79th Way Unit 3325 Hollywood, FL	3.0	2.0	1281	$3,325	$2.60	8d	1	0.25mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	24d	1	0.28mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	15d	1	0.29mi
7751 NW 32nd St Hollywood, FL	3.0	2.0	1184	$4,000	$3.38	8d	1	0.29mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	24d	1	0.30mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	0.32mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	1d	7	0.37mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	24d	1	0.37mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.41mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	3d	17	0.42mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	5d	1	0.50mi
3335 Palomino Dr Unit 311-3 Hollywood, FL	3.0	2.0	1182	$3,000	$2.54	24d	1	0.50mi
3065 Tortola Way Hollywood, FL	3.0	2.5	1280	$4,000	$3.12	15d	1	0.52mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,118	$3.47	8d	11	0.55mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	24d	1	0.58mi
2911 Cascada Isle Way #1801 Hollywood, FL	2.0	2.0	1254	$3,200	$2.55	24d	1	0.59mi
7442 Douglas St Hollywood, FL	3.0	2.0	1395	$1,700	$1.22	20d	1	0.61mi
7442 Douglas St Hollywood, FL	3.0	2.0	1423	$1,700	$1.19	13d	1	0.61mi
2940 Solano Ave Hollywood, FL	2.0	2.0	1176	$2,842	$2.42	22d	1	0.62mi
2940 Solano Ave Hollywood, FL	1.0–3.0	1.0–2.0	1077	$2,920	$2.71	2d	1	0.62mi
2940 Solano Ave Hollywood, FL	3.0	2.0	1322	$3,459	$2.62	24d	1	0.62mi
2940 Solano Ave Hollywood, FL	2.0	2.0	1176	$2,783	$2.37	21d	1	0.62mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	18d	1	0.64mi
6651 Hidden Cove Dr Davie, FL	3.0	2.5	1471	$3,200	$2.18	2d	1	0.69mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.0	1471	$3,200	$2.18	22d	1	0.70mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.5	1471	$3,400	$2.31	24d	1	0.70mi
5500 S University Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1016	$2,574	$2.53	2d	21	0.72mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,200	$2.18	24d	1	0.78mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,000	$2.04	5d	1	0.78mi
2200 NW 78th Ave #105 Hollywood, FL	2.0	2.0	815	$2,250	$2.76	24d	1	0.89mi
7760 NW 22nd St #103 Hollywood, FL	2.0	2.0	815	$2,300	$2.82	11d	1	0.90mi
2203 N University Dr Pembroke Pines, FL	2.0	2.0	1032	$1,770	$1.72	2d	3	0.91mi
532 Briarwood Cir Unit 2-48 Hollywood, FL	2.0	2.0	1220	$2,600	$2.13	24d	1	0.92mi
2173 NW 78th Ave #204 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	17d	1	0.92mi
2173 NW 78th Ave #204 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	3d	1	0.92mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	24d	1	0.94mi
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	24d	1	0.95mi
2151 NW 77th Way #205 Hollywood, FL	2.0	2.0	822	$2,400	$2.92	24d	1	0.96mi

HOA detail condo

• Monthly dues: $728 · $8,736/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $186,000 Active 91 DOM
2. 2026-06-17
   days on market $186,000 Active 90 DOM
3. 2026-06-16
   days on market $186,000 Active 89 DOM
4. 2026-06-15
   days on market $186,000 Active 88 DOM
5. 2026-06-13
   days on market $186,000 Active 86 DOM
6. 2026-06-09
   days on market $186,000 Active 82 DOM
7. 2026-06-08
   days on market $186,000 Active 81 DOM
8. 2026-06-07
   days on market $186,000 Active 80 DOM
9. 2026-06-04
   days on market $186,000 Active 77 DOM
10. 2026-06-03
    days on market $186,000 Active 76 DOM
11. 2026-06-02
    days on market $186,000 Active 75 DOM
12. 2026-06-01
    days on market $186,000 Active 74 DOM
13. 2026-05-31
    days on market $186,000 Active 73 DOM
14. 2026-03-18
    listed $186,000 Active
15. 2006-07-13
    soldstatus $159,900
16. 1990-06-26
    soldstatus $17,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$845/yr (+$70/mo · 120.9%)

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

Taxation est. · year 1

• Rental income: $31,186
• − Mortgage interest: −$10,419
• − Property taxes: −$699
• − Insurance: −$930
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$8,736
• − Depreciation: −$5,411
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $2,567/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

Price history

+994.1% since first listed

3 events — show timeline

• 2026-03-18 Listed $186,000 MARMLS
• 2006-07-13 Sold (Public Records) $159,900 Public Records
• 1990-06-26 Sold (Public Records) $17,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $699 · +3.6% YoY. Source: county tax records.