6976 SW 39th St Unit G106 · Davie, FL 33314

$290,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily · 110 Days on market

Built 1998 Good condition $213/sqft · 39% below area Est $477k · 39% under $718/mo HOA · 28% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +4.9/30.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS DREAM!! READY TO RENT TO STUDENTS AT NOVA OR BROWARD COLLEGE WITHIN WALKING DISTANCE. GOOD TENANTS FOR VARIOUS YEARS. LEASE ENDS JULY 1ST. NICE CORNER LOT W/ BEAUTIFUL GARDEN VIEW.

Key facts

• Garden view
• Corner lot
• 2 parking spots

Tags

• CORNER LOT
• GARDEN VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-698 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (11.6% below list).
• Recommended offer: $189k (34.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#68 in FL, #1,159 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,563/mo this rent would consume 47% of the median local household income ($66k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 110 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,048 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.31%
• DSCR: 0.54
• GRM: 9.4

CMA / ARV

• ARV (median comp): $476,771
• List price: $290,000
• Delta: -39.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4415 SW 72nd Ter	0.32mi	4/2.5 (+1)	1,344 (-2%)	0mo	$508,000	$378	75
4444 SW 72nd Ter	0.32mi	3/2.0	1,297 (-5%)	6mo	$470,000	$362	72
7256 SW 44th Ct	0.34mi	3/2.5	1,344 (-2%)	11mo	$500,000	$372	71
4425 SW 72nd Way	0.30mi	3/2.0	1,402 (+3%)	19mo	$500,000	$357	66
6250 SW 39th St	0.61mi	3/2.0	1,170 (-14%)	4mo	$461,000	$394	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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -37.2%
• Equity multiple: -0.17×
• Total profit: $-94,883
• Equity at exit: $43,240

10-year hold

• IRR: -70.1%
• Equity multiple: -0.89×
• Total profit: $-153,543
• Equity at exit: $25,074

Cash invested: $81,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 5 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $567,175 ($355/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33314

• Rents YoY: 1.4%
• Active inventory: 277
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$718
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-698

Break-even live

Break-even rent $3,446

Max offer price $189,048

Occupancy floor —

Sensitivity live

Price	-10% $-497	-5% $-597	+0% $-698	+5% $-798	+10% $-898
Rent	-10% $-900	-5% $-799	+0% $-698	+5% $-596	+10% $-495
Rate	-1.0pp $-552	-0.5pp $-624	base $-698	+0.5pp $-773	+1.0pp $-849

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: $72,500
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6976 SW 39th St Unit G205 Davie, FL	2.0	2.0	1183	$2,200	$1.86	50d	1	0.03mi
6984 SW 39th St Apt H206 Davie, FL	3.0	2.0	1364	$2,575	$1.89	48d	1	0.06mi
4165 SW 67th Ave Unit 208B Davie, FL	2.0	2.0	900	$2,000	$2.22	19d	1	0.09mi
6960 SW 39th St Unit E205 Davie, FL	2.0	2.0	1183	$2,200	$1.86	7d	1	0.09mi
6992 SW 39th St Davie, FL	2.0–3.0	2.0	1273	$2,500	$1.96	18d	2	0.10mi
6992 SW 39th St Davie, FL	2.0–3.0	2.0	1259	$2,695	$2.14	98d	3	0.10mi
6992 SW 39th St Davie, FL	2.0–3.0	2.0	1273	$2,600	$2.04	40d	2	0.10mi
6992 SW 39th St Unit I101 Davie, FL	3.0	2.0	1364	$2,500	$1.83	7d	1	0.10mi
4165 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	785	$2,050	$2.61	70d	3	0.11mi
4165 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	785	$2,000	$2.55	36d	2	0.11mi
6944 SW 39th St Unit B203 Davie, FL	2.0	2.0	1154	$2,400	$2.08	76d	1	0.12mi
6944 SW 39th St Unit B304 Davie, FL	2.0	2.0	1183	$2,200	$1.86	98d	1	0.12mi
6936 SW 39th St Unit D208 Davie, FL	2.0	2.0	1154	$2,300	$1.99	120d	1	0.13mi
6936 SW 39th St Unit D203 Davie, FL	2.0	2.0	1154	$2,350	$2.04	70d	1	0.13mi
6936 SW 39th St Unit D203 Davie, FL	2.0	2.0	1154	$2,350	$2.04	51d	1	0.13mi
6928 SW 39th St Unit A107 Davie, FL	2.0	2.0	1183	$2,025	$1.71	103d	1	0.14mi
6928 SW 39th St Davie, FL	2.0	2.0	1183	$2,200	$1.86	34d	1	0.14mi
6928 SW 39th St Unit A303 Davie, FL	2.0	2.0	1183	$2,200	$1.86	32d	1	0.14mi
6952 SW 39th St Unit C202 Davie, FL	3.0	2.0	1183	$2,400	$2.03	42d	1	0.15mi
6952 SW 39th St Unit C202 Davie, FL	2.0	2.0	1183	$2,400	$2.03	51d	1	0.15mi
6952 SW 39th St Unit C105 Davie, FL	2.0	2.0	1183	$2,400	$2.03	120d	1	0.15mi
6900 SW 39th St Unit 109K Davie, FL	2.0	2.0	963	$2,150	$2.23	37d	1	0.15mi
6900 SW 39th St Unit 113K Davie, FL	2.0	2.0	963	$2,500	$2.60	84d	1	0.15mi
6796 SW 40th St Davie, FL	3.0	2.5	1848	$3,000	$1.62	29d	1	0.15mi
4221 SW 71st Ter #4221 Davie, FL	2.0	2.5	1344	$2,650	$1.97	3d	1	0.16mi
6900 SW 39th St Unit 111K Davie, FL	2.0	2.0	963	$2,100	$2.18	103d	1	0.16mi
6900 SW 39th St Unit 306J Davie, FL	2.0	2.0	963	$2,300	$2.39	120d	1	0.16mi
6900 SW 39th St Unit 113K Davie, FL	2.0	2.0	963	$2,500	$2.60	101d	1	0.16mi
6960 SW 39th St Davie, FL	2.0	2.0	1183	$2,188	$1.85	18d	2	0.16mi
4241 SW 71st Ter Unit 4241 Davie, FL	2.0	2.5	1328	$2,600	$1.96	62d	1	0.17mi
4241 SW 71st Ter Unit 4241 Davie, FL	3.0	2.5	1328	$2,600	$1.96	120d	1	0.17mi
6764 SW 40th St #40 Davie, FL	3.0	2.5	1440	$2,750	$1.91	120d	1	0.18mi
6768 SW 39th Ct #78 Davie, FL	3.0	2.5	1440	$2,800	$1.94	37d	1	0.20mi
4254 SW 72nd Way Davie, FL	3.0	2.5	1500	$3,200	$2.13	6d	1	0.21mi
4199 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	751	$2,491	$3.32	3d	10	0.21mi
4235 SW 72nd Way Davie, FL	3.0	2.5	1500	$3,250	$2.17	73d	1	0.21mi
4235 SW 72nd Way Davie, FL	3.0	2.5	1500	$2,950	$1.97	24d	1	0.21mi
4401 SW 70th Ter Unit 4401 Davie, FL	3.0	2.5	1328	$2,650	$2.00	110d	1	0.23mi
4401 SW 70th Ter Davie, FL	3.0	2.5	1200	$2,800	$2.33	120d	1	0.23mi
4403 SW 70th Ter Unit 4403 Davie, FL	3.0	2.5	1328	$2,600	$1.96	116d	1	0.24mi

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association feeAssociation covers management, common areas, insurance, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities and trashCommunity amenities include clubhouse, fitness center, pool and tennis courts

Exterior

• Parking: Two or more parking spaces
• Security: Complex fencedSecurity guard
• Utilities: Has coolingHas heating
• Home design: Attached property2 storiesEntry on first level
• Construction: Block constructionEffective year built
• Exterior features: BarbecueCourtyardFenceAssociation pool

Interior

• Kitchen: DishwasherDisposalIcemakerMicrowaveRefrigerator
• Bedrooms: Bedroom on main level
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Eat-in kitchenFirst floor entryLiving/dining roomPantrySplit bedroomsWalk-in closet(s)
• Laundry & utility: WasherDryer

Listing history 1 events

1. 2026-02-05
   listed $290,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $30,751
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − HOA: −$8,616
• − Depreciation: −$8,436
• Taxable loss: −$13,266
• Est. tax savings @ 24.0%: +$3,184
• After-tax cash flow: $-5,188/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $6,820–$20,460 screening

This property is in good condition with minor repairs needed, primarily in the form of paint touch-ups and landscaping improvements. It is ready to rent to students and is located in a desirable area with a good tenant history.

Repairs flagged

• Minor Paint touch-ups — Paint appears faded in some areas, indicating the need for touch-ups.
• Minor Landscaping — The landscaping could be improved with some trimming and additional plants.

Value-add opportunities

• Both Paint touch-ups — Fresh paint can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can enhance the home's curb appeal and attract more tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Davie Elementary School F FL #1,797/2,144 Nat'l #24,950/41,679 Middle Driftwood Middle School F FL #373/571 Nat'l #6,151/14,009 High Hollywood Hills High School F FL #539/667 Nat'l #13,583/17,239

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

A Composite livability gradescore 82/100

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 · 2,207,033 people
• City population: 92,317
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 30% White 29% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 1% Estonian 1%
• Foreign-born: 38% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 42% French/Haitian/Cajun 4% Other Indo-European 3%

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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: ▼ -346.31%
• Current HPI: 433.1148
• Rent YoY: ▲ 1.45%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association feeAssociation covers management, common areas, insurance, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities and trashCommunity amenities include clubhouse, fitness center, pool and tennis courts

Exterior

• Parking: Two or more parking spaces
• Security: Complex fencedSecurity guard
• Utilities: Has coolingHas heating
• Home design: Attached property2 storiesEntry on first level
• Construction: Block constructionEffective year built
• Exterior features: BarbecueCourtyardFenceAssociation pool

Interior

• Kitchen: DishwasherDisposalIcemakerMicrowaveRefrigerator
• Bedrooms: Bedroom on main level
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Eat-in kitchenFirst floor entryLiving/dining roomPantrySplit bedroomsWalk-in closet(s)
• Laundry & utility: WasherDryer

Price history

1 event — show timeline

• 2026-02-05 Listed $290,000 MARMLS