8610 SW 18th Ct · Davie, FL 33324

$149,900

2 bd · 1.0 ba · 690 sqft · Manufactured public records · 56 Days on market

Built 1964 3,200 sqft lot $129/mo HOA · 7% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +8.2/10.0
• 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

Absolutely gorgeous 2/1 Dollhouse that's cute as a button with pushout/Fl. room - -carport - shed - -screened in patio - -beautiful laminate and tile floors through out - -assoc. states it is HOPA verified - priced right for quick sale - -truly a must see. .. .. .. .. .

Key facts

• Shed
• Carport
• Screened in patio

Tags

• CARPORT
• SHED
• SCREENED IN PATIO
• LAMINATE AND TILE FLOORS

Property features AI

Finance

• HOA & community: Community with association; Monthly association fee of $129; Community amenities include clubhouse, pool, shuffleboard court; Senior community; Pets allowed with possible breed restrictions

Exterior

• Parking: Attached carport; 2 covered/carport spaces; Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One story; Faces west; Resale condition
• Construction: Skirt: Other
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Entrance foyer; Bedroom layout with stacked bedrooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $4k 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 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $150k implies a 257% 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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. 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: 1.32% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $89,010
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1860 SW 83rd Ter	0.22mi	2/1.0	698 (+1%)	2mo	$90,000	$129	86
8641 SW 15th Ct	0.24mi	2/1.5	664 (-4%)	12mo	$82,000	$123	70

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,469
• Equity at exit: $22,351

10-year hold

• IRR: 3.8%
• Equity multiple: 1.25×
• Total profit: $10,591
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$786
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$62
• HOA: −$129
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $348

Break-even live

Break-even rent $1,543

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	13d	1	0.22mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	3d	1	0.24mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	22d	1	0.24mi
1244 S Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1057	$2,606	$2.47	2d	36	0.55mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	2d	3	0.59mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	15d	4	0.68mi
2430 SW 81st Ave #305 Davie, FL	1.0	1.5	741	$1,700	$2.29	24d	1	0.73mi
2495 SW 82nd Ave #304 Davie, FL	1.0	1.5	727	$1,600	$2.20	7d	1	0.74mi
1650 SW 78th Ave Plantation, FL	1.0–3.0	1.0–2.0	1040	$2,664	$2.56	2d	33	0.79mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	24d	1	0.83mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	2d	1	0.86mi
2571 SW 79th Ave Davie, FL	1.0	1.0	609	$1,771	$2.91	1d	4	0.87mi
8021 Peters Rd Plantation, FL	1.0–3.0	1.0–2.0	1040	$3,241	$3.11	1d	27	0.89mi
9461 Evergreen Pl #306 Davie, FL	1.0	1.0	690	$1,650	$2.39	24d	1	0.90mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	7d	1	1.03mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	24d	1	1.03mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1073	$3,369	$3.14	1d	11	1.13mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$3,160	$3.28	1d	19	1.17mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	24d	2	1.20mi
2900 S University Dr Davie, FL	1.0	1.0	607	$1,900	$3.13	22d	2	1.20mi
2926 S University Dr #6205 Davie, FL	1.0	1.0	565	$1,800	$3.19	3d	1	1.24mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,750	$2.67	20d	1	1.28mi
405 S Pine Island Rd Unit 406D Plantation, FL	1.0	1.0	656	$1,800	$2.74	7d	1	1.28mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,650	$2.52	2d	1	1.28mi

HOA detail

• Monthly dues: $129 · $1,548/yr

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 56 DOM
2. 2026-06-17
   days on market $149,900 Active 55 DOM
3. 2026-06-16
   days on market $149,900 Active 54 DOM
4. 2026-06-15
   days on market $149,900 Active 53 DOM
5. 2026-06-13
   days on market $149,900 Active 51 DOM
6. 2026-06-09
   days on market $149,900 Active 47 DOM
7. 2026-06-08
   days on market $149,900 Active 46 DOM
8. 2026-06-07
   days on market $149,900 Active 45 DOM
9. 2026-06-04
   days on market $149,900 Active 42 DOM
10. 2026-06-03
    days on market $149,900 Active 41 DOM
11. 2026-06-02
    days on market $149,900 Active 40 DOM
12. 2026-06-01
    days on market $149,900 Active 39 DOM
13. 2026-05-31
    days on market $149,900 Active 38 DOM
14. 2025-02-10
    listed $149,900 Active
15. 1991-11-05
    soldstatus $42,000
16. 1984-06-01
    soldstatus $33,388

ⓘ 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: $2,902 · $242/mo
• Projected year-2 tax: $2,902 · $242/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: $23,805
• − Mortgage interest: −$8,397
• − Property taxes: −$2,902
• − Insurance: −$750
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$1,548
• − Depreciation: −$4,361
• Taxable income: $2,039
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,684/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: 111,690
• 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

+349.0% since first listed

3 events — show timeline

• 2025-02-10 Listed $149,900 Beaches MLS
• 1991-11-05 Sold (Public Records) $42,000 Public Records
• 1984-06-01 Sold (Public Records) $33,388 Public Records

Property tax history

+23.3%/yr

Latest (2025): $2,902 · +276.9% YoY. Source: county tax records.