8661 SW 18th Pl · Davie, FL 33324

$179,000

2 bd · 1.0 ba · 740 sqft · Manufactured public records · 60 Days on market

Built 1965 3,200 sqft lot $125/mo HOA · 6% 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• 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

Lovely furnished 2-bedroom, 1-bath mobile home where you own the land—no lot rent! This well-maintained property features an updated kitchen and bathroom, stainless steel appliances, and a convenient kitchen island. Newer A/C and water heater about 1 year old. Enjoy a nice, screened Florida room at the front, plus additional outdoor living space under the carport—perfect for relaxing or entertaining. The driveway has been redone with epoxy for a clean, and durable finished look. A very large shed includes a washer and dryer, along with extra storage space in the back. Located in a desirable 55+ community offering great amenities, including pools, golf, shuffleboard, and more. Lo

Key facts

• Redone driveway
• Great amenities
• Updated kitchen

Tags

• UPDATED KITCHEN
• SCREENED FLORIDA ROOM
• OUTDOOR LIVING SPACE
• REDONE DRIVEWAY
• LARGE SHED
• GREAT AMENITIES

Property features AI

Finance

• Financial info: Pets allowed with limits
• HOA & community: Community has association; Monthly association fee of $125; Association amenities include clubhouse, pool, on-site manager, and management; Senior community

Exterior

• Parking: 3 total parking spaces; Attached carport (1 covered space); Additional open driveway spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home; One story; Resale property; Faces south
• Construction: Aluminum roof; Other construction materials; Built as single-story (1 story)
• Exterior features: Screened patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Wood; Other
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Furnished; Blinds on windows
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 408 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).

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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $179k implies a 139% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.13% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $95,460
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1860 SW 83rd Ter	0.26mi	2/1.0	698 (-6%)	2mo	$90,000	$129	76
8500 SW 21st St	0.30mi	2/1.5	799 (+8%)	3mo	$165,000	$207	69
8641 SW 15th Ct	0.26mi	2/1.5	664 (-10%)	12mo	$82,000	$123	59

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-16,936
• Equity at exit: $26,689

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-8,359
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$939
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$75
• HOA: −$125
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $243

Break-even live

Break-even rent $1,708

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $345	-5% $294	+0% $243	+5% $193	+10% $142
Rent	-10% $84	-5% $164	+0% $243	+5% $323	+10% $403
Rate	-1.0pp $333	-0.5pp $289	base $243	+0.5pp $197	+1.0pp $150

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.22mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	23d	1	0.24mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	4d	1	0.24mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,598	$2.46	0d	37	0.55mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	4d	3	0.59mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	0d	4	0.68mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.68mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	25d	1	0.73mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	9d	1	0.74mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,672	$2.57	0d	32	0.79mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	25d	1	0.83mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	4d	1	0.86mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,781	$2.92	0d	5	0.87mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,240	$3.11	0d	22	0.89mi
9461 Evergreen Pl #306 Davie, FL	1.0	1.0	690	$1,650	$2.39	25d	1	0.90mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	9d	1	1.03mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	25d	1	1.03mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1052	$3,399	$3.23	0d	11	1.13mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$3,160	$3.28	2d	19	1.17mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	25d	2	1.20mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	23d	2	1.20mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	4d	1	1.24mi
405 S Pine Island Rd Unit 406D Plantation, FL	1.0	1.0	656	$1,800	$2.74	9d	1	1.28mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,750	$2.67	22d	1	1.28mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,650	$2.52	4d	1	1.28mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: waterpool

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-03-20
   listed $179,000 Active
3. 2015-01-02
   soldstatus $75,000
4. 1981-06-01
   soldstatus $32,500

ⓘ 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: $2,532 · $211/mo
• Projected year-2 tax: $2,532 · $211/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 · 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: $24,191
• − Mortgage interest: −$10,027
• − Property taxes: −$2,532
• − Insurance: −$895
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$1,500
• − Depreciation: −$5,207
• Taxable income: $160
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,882/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

+450.8% since first listed

4 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-03-20 Listed $179,000 Beaches MLS
• 2015-01-02 Sold (Public Records) $75,000 Public Records
• 1981-06-01 Sold (Public Records) $32,500 Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,532 · +10.0% YoY. Source: county tax records.