7175 Orange Dr Unit 203H · Davie, FL 33314

$185,900

1 bd · 1.0 ba · 800 sqft · Condo public records · 49 Days on market

Built 1974 $315/mo HOA · 16% 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful Condo on 2nd floor with a nice view of the beautiful garden. Has W/ D inside unit. Huge 1 bedroom and nice spacy living dining room overlooked by a nice kitchen. Bring your buyers. Seller is willing to give 3500 as flex cash for closing or updates. Bring the offer let's talk.

Key facts

• $315 HOA
• Parking
• Community pool

Tags

• VIEW OF THE BEAUTIFUL GARDEN
• SPACY LIVING DINING ROOM
• OVERLOOKED BY A NICE KITCHEN

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $315; Association covers internet, grounds maintenance, structure maintenance, parking, and pool(s); Community amenities include pool and elevators

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Electric water heater
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Year built unknown
• Exterior features: Fence; Association pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Drapes; Breakfast bar; Family/Dining room; Main living area on entry level; Tub with shower; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $186k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $170k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 (+1.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 49 days — a 3% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $170,333 (8.4% 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 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-38,518
• Equity at exit: $27,718

10-year hold

• IRR: -20.8%
• Equity multiple: 0.00×
• Total profit: $-51,809
• Equity at exit: $16,073

Cash invested: $52,052 (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 33314

• Rents YoY: 1.4%
• Active inventory: 187
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$975
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$77
• HOA: −$315
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-88

Break-even live

Break-even rent $2,088

Max offer price $170,333

Occupancy floor 99%

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4163 SW 67th Ave Unit 116C Davie, FL	1.0	1.0	560	$1,625	$2.90	7d	1	0.32mi
4163 SW 67th Ave Unit 116C Davie, FL	1.0	1.0	560	$1,625	$2.90	11d	1	0.32mi
4165 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	785	$1,600	$2.04	5d	2	0.35mi
4199 SW 67th Ave Davie, FL	1.0–2.0	1.0–2.0	746	$1,649	$2.21	2d	11	0.40mi
6900 SW 39th St Unit 113K Davie, FL	2.0	2.0	963	$2,500	$2.60	3d	1	0.40mi
6900 SW 39th St Unit 111K Davie, FL	2.0	2.0	963	$2,100	$2.18	7d	1	0.40mi
6900 SW 39th St Unit 113K Davie, FL	2.0	2.0	963	$2,500	$2.60	5d	1	0.40mi
6900 SW 39th St Unit 306J Davie, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.40mi
6601 SW 46th St Unit 106 Davie, FL	1.0	1.0	650	$1,575	$2.42	24d	1	0.51mi
6630 SW 39th St Unit B5 Davie, FL	1.0	1.0	850	$1,750	$2.06	11d	1	0.54mi
6630 SW 39th St Unit B6 Davie, FL	1.0	1.0	820	$1,600	$1.95	14d	1	0.54mi
6600 SW 39th St Unit B6 Davie, FL	1.0	1.0	850	$1,600	$1.88	24d	1	0.54mi
6620 SW 39th St Unit A6 Davie, FL	1.0	1.0	850	$1,600	$1.88	22d	1	0.57mi
6620 SW 39th St Unit B3 Davie, FL	1.0	1.0	850	$1,600	$1.88	24d	1	0.57mi
4181 Davie Rd Davie, FL	3.0	1.0–3.5	1293	$3,006	$2.32	2d	100	0.62mi
6560 SW 49th St Unit 2 Davie, FL	1.0	1.0	1000	$1,800	$1.80	4d	1	0.69mi
4100 Davie Rd #307 Davie, FL	1.0	1.0	600	$1,750	$2.92	24d	1	0.69mi
4100 SW 64th Ave Davie, FL	1.0	1.0	613	$2,150	$3.51	7d	3	0.70mi
3890 Davie Rd Davie, FL	2.0	1.0–2.0	850	$2,432	$2.86	2d	13	0.73mi
6350 Griffin Rd Unit 1X1 Davie, FL	1.0	1.0	611	$2,195	$3.59	24d	1	0.75mi
6140 SW 41st Ct Unit 1 Davie, FL	2.0	2.0	1046	$2,250	$2.15	7d	1	0.81mi
6141 SW 42nd Ct Davie, FL	2.0	1.5	979	$2,200	$2.25	24d	1	0.82mi
4775 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$1,950	$2.02	24d	1	0.85mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,550	$2.37	3d	1	0.85mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,600	$2.42	11d	1	0.85mi
4785 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$2,175	$2.25	5d	1	0.86mi
5060 SW 64th Ave #102 Davie, FL	2.0	2.0	742	$2,150	$2.90	24d	1	0.88mi
3440 SW 76 Ter Davie, FL	1.0–2.0	1.0–2.0	951	$2,825	$2.97	1d	12	0.89mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	15d	1	0.90mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	10d	1	0.90mi
4901 Shalimar Ln Davie, FL	1.0–3.0	1.0–2.5	1052	$2,241	$2.13	1d	15	0.92mi
5100 SW 64th Ave Davie, FL	2.0	2.0	990	$2,122	$2.14	24d	2	0.94mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,350	$2.37	22d	1	0.94mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,250	$2.27	3d	1	0.94mi
4030 SW 61st Ave Unit 6 Davie, FL	2.0	1.0	780	$1,900	$2.44	14d	1	0.95mi
6211 SW 37th St Davie, FL	2.0	1.5–2.0	730	$1,825	$2.50	2d	3	0.97mi
6150 SW 37th St Unit 1-20 Davie, FL	1.0	1.0	700	$1,575	$2.25	24d	1	1.00mi
6150 SW 37th St Davie, FL	2.0	1.0	700	$1,650	$2.36	14d	1	1.00mi
6150 SW 37th St Davie, FL	1.0	1.0	700	$1,775	$2.54	17d	1	1.00mi
5911 SW 41st St Unit A1 Davie, FL	2.0	1.0	826	$1,795	$2.17	7d	1	1.06mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   status $185,900 Pending 49 DOM
2. 2026-06-18
   days on market $185,900 Active 49 DOM
3. 2026-06-17
   days on market $185,900 Active 48 DOM
4. 2026-06-16
   days on market $185,900 Active 47 DOM
5. 2026-06-15
   days on market $185,900 Active 46 DOM
6. 2026-06-13
   days on market $185,900 Active 44 DOM
7. 2026-06-09
   days on market $185,900 Active 40 DOM
8. 2026-06-08
   days on market $185,900 Active 39 DOM
9. 2026-06-07
   days on market $185,900 Active 38 DOM
10. 2026-06-04
    days on market $185,900 Active 35 DOM
11. 2026-06-03
    days on market $185,900 Active 34 DOM
12. 2026-06-02
    days on market $185,900 Active 33 DOM
13. 2026-06-01
    days on market $185,900 Active 32 DOM
14. 2026-05-31
    days on market $185,900 Active 31 DOM
15. 2026-04-30
    listed $185,900 Active
16. 2026-03-30
    historical
17. 2026-03-06
    price $187,000
18. 2025-12-20
    price $195,000
19. 2025-11-23
    status Active
20. 2025-11-05
    listed $199,000 Active
21. 2025-10-05
    historical
22. 2025-08-31
    listed $199,000 Active
23. 2025-08-30
    historical
24. 2023-08-15
    soldstatus $180,000
25. 2023-07-31
    soldstatus $180,000 Closed
26. 2023-06-21
    status Pending
27. 2023-06-13
    price $179,000
28. 2023-05-31
    price $187,000
29. 2023-05-22
    status Active
30. 2023-05-18
    status Pending
31. 2023-05-11
    listed $189,000 Active
32. 1975-01-01
    soldstatus $22,000

ⓘ 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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,715
• − Mortgage interest: −$10,413
• − Property taxes: −$3,384
• − Insurance: −$930
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$3,780
• − Depreciation: −$5,408
• Taxable loss: −$3,994
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $-99/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): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2205.0

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 0.66)
• 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%

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

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

+745.0% since first listed

18 events — show timeline

• 2026-04-30 Listed $185,900 MARMLS
• 2026-03-30 Listing Removed — MARMLS
• 2026-03-06 Price Changed $187,000 MARMLS
• 2025-12-20 Price Changed $195,000 MARMLS
• 2025-11-23 Relisted — MARMLS
• 2025-11-05 Listed $199,000 MARMLS
• 2025-10-05 Listing Removed — MARMLS
• 2025-08-31 Listed $199,000 MARMLS
• 2025-08-30 Coming Soon — MARMLS
• 2023-08-15 Sold (Public Records) $180,000 Public Records
• 2023-07-31 Sold (MLS) $180,000 Beaches MLS
• 2023-06-21 Pending — Beaches MLS
• 2023-06-13 Price Changed $179,000 Beaches MLS
• 2023-05-31 Price Changed $187,000 Beaches MLS
• 2023-05-22 Relisted — Beaches MLS
• 2023-05-18 Pending — Beaches MLS
• 2023-05-11 Listed $189,000 Beaches MLS
• 1975-01-01 Sold (Public Records) $22,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,384 · +2.7% YoY. Source: county tax records.