8601 SW 21st Ct · Davie, FL 33324

$279,000

3 bd · 2.0 ba · 1,480 sqft · Manufactured public records · 57 Days on market

Built 2006 6,290 sqft lot Est $290k · at est. $139/mo HOA · 5% 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 +20.1/30.0
• ARV discount +9.2/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• 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

Welcome home! Located on a large corner lot (You own the land!), your new 3/2 extra wide home (Built in 2006) has a NEW ROOF and NEW A/C = Preferred Insurance Costs. You will love the friendly active adult community of Park City (55+). Enjoy playing shuffle board , relaxing by one of the 3 pools, practicing your putting game , and playing bocce ball. Friendly clean community with an affordable monthly HOA payment. Easy access to the highways and Fort Lauderdale Airport. Close to all the great restaurants, shopping, and entertainment Davie Florida has to offer. This is not one to miss! Schedule your private showing today.

Key facts

• Large corner lot
• Bocce ball
• New a/c

Tags

• LARGE CORNER LOT
• NEW ROOF
• NEW A/C
• THREE POOLS
• BOCCE BALL

Property features AI

Finance

• Other: Located in a senior community
• HOA & community: Community association with monthly fee; HOA fee $139 monthly; Association amenities include pool and bocce ball; HOA fee includes trash

Exterior

• Parking: Carport with 2 covered spaces
• Utilities: Public water; Public sewer
• Home design: Mobile home; Single-story; First-floor entry; Faces south; Resale condition
• Construction: Modular construction; Shingle/composition roof; Built as a one-story structure
• Exterior features: Open porch; Porch

Interior

• Kitchen: Includes dishwasher, electric range, microwave, refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (1.4% below list).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: Tropical Elementary School (math 54% / reading 64%, grade B-, #722 of 2,144 statewide, top 34%, 839 students, 53% FRL); Seminole Middle School (math 39% / reading 53%, grade D+, #300 of 571 statewide, top 53%, 1,072 students, 54% FRL); South Plantation High School (math 22% / reading 46%, grade F, #394 of 667 statewide, top 60%, 2,224 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($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 $2k of loan paydown is wiped out by about $8k 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 57 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

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 $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $290,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 SW 83rd Ave	0.26mi	3/2.0	1,350 (-9%)	2mo	$230,000	$170	71
8601 SW 22nd Ct	0.07mi	3/2.0	1,260 (-15%)	22mo	$247,000	$196	54

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-28,049
• Equity at exit: $41,600

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-15,249
• Equity at exit: $24,123

Cash invested: $78,120 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$116
• HOA: −$139
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $345

Break-even live

Break-even rent $2,314

Max offer price $279,000

Occupancy floor 82%

Sensitivity live

Price	-10% $503	-5% $424	+0% $345	+5% $266	+10% $187
Rent	-10% $128	-5% $237	+0% $345	+5% $454	+10% $563
Rate	-1.0pp $486	-0.5pp $416	base $345	+0.5pp $273	+1.0pp $200

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,000	$2.02	0d	1	0.21mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	4d	1	0.31mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	5d	1	0.38mi
2161 Orange Grove Dr Unit D9 Davie, FL	3.0	2.5	1628	$2,750	$1.69	26d	1	0.40mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	4d	1	0.44mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.44mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	16d	1	0.44mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	12d	1	0.44mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	22d	2	0.46mi
2800 SW 87th Ave #1111 Davie, FL	2.0	2.5	1230	$2,700	$2.20	7d	1	0.47mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	22d	1	0.47mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	20d	3	0.48mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	0d	4	0.48mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.48mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	5d	1	0.48mi
2430 SW 81st Ave #408 Davie, FL	2.0	2.0	1021	$2,100	$2.06	4d	1	0.53mi
1774 SW 81st Ln Unit 1-31 Davie, FL	3.0	2.5	1630	$2,950	$1.81	7d	1	0.54mi
1774 SW 81st Ln Unit 1774 Davie, FL	3.0	2.5	1640	$3,400	$2.07	15d	1	0.54mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	9d	1	0.54mi
8032 SW 21st Pl Davie, FL	3.0	2.0	1276	$2,995	$2.35	26d	1	0.54mi
2921 SW 87th Ave #511 Davie, FL	2.0	2.5	1700	$2,350	$1.38	26d	1	0.56mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	9d	1	0.56mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	26d	1	0.56mi
1774 SW 81st Ln #1 Davie, FL	3.0	2.5	1630	$2,950	$1.81	0d	1	0.58mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	0d	1	0.58mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	16d	1	0.58mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	12d	1	0.58mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	14d	1	0.58mi
27 Matador Ln Unit 6-20 Davie, FL	3.0	2.5	1590	$2,750	$1.73	4d	1	0.59mi
2500 SW 81st Ave #401 Davie, FL	2.0	2.0	1021	$1,795	$1.76	26d	1	0.59mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	18d	1	0.59mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	7d	1	0.59mi
52 Madrid Ln Unit 1 Davie, FL	3.0	2.5	1590	$2,800	$1.76	26d	1	0.59mi
2957 Quail Run Ln Davie, FL	3.0	2.0	1362	$3,600	$2.64	26d	1	0.61mi
27 Laredo Pl Unit 6-3 Davie, FL	4.0	3.0	1590	$3,500	$2.20	26d	1	0.62mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,700	$1.50	9d	1	0.62mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,800	$1.56	19d	1	0.62mi
2931 SW 87th Ter #1921 Davie, FL	2.0	2.5	1230	$2,650	$2.15	5d	1	0.62mi
2931 SW 87th Ter #1921 Davie, FL	2.0	2.5	1230	$2,650	$2.15	4d	1	0.62mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	26d	1	0.63mi

HOA detail

• Monthly dues: $139 · $1,668/yr
• Likely covers: pool

Listing history 8 events

1. 2026-05-22
   soldstatus $272,000 Closed
2. 2026-05-07
   status Pending
3. 2026-04-02
   price $279,000
4. 2026-03-16
   price $289,000
5. 2026-01-27
   listed $299,000 Active
6. 2006-01-12
   soldstatus $63,000
7. 1982-11-01
   soldstatus $37,000
8. 1981-09-01
   soldstatus $35,500

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$998/yr (+$83/mo · 75.8%)

ⓘ 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: $33,015
• − Mortgage interest: −$15,628
• − Property taxes: −$1,317
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − HOA: −$1,668
• − Depreciation: −$8,116
• Taxable loss: −$392
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $4,238/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

+666.2% since first listed

8 events — show timeline

• 2026-05-22 Sold (MLS) $272,000 Beaches MLS
• 2026-05-07 Pending — Beaches MLS
• 2026-04-02 Price Changed $279,000 Beaches MLS
• 2026-03-16 Price Changed $289,000 Beaches MLS
• 2026-01-27 Listed $299,000 Beaches MLS
• 2006-01-12 Sold (Public Records) $63,000 Public Records
• 1982-11-01 Sold (Public Records) $37,000 Public Records
• 1981-09-01 Sold (Public Records) $35,500 Public Records

Property tax history

-1.5%/yr

Latest (2025): $1,317 · +3.1% YoY. Source: county tax records.