7556 Stirling Rd #123 · Davie, FL 33024

$209,000

2 bd · 2.0 ba · 1,140 sqft · Condo public records · 49 Days on market

Built 1981 $770/mo HOA · 32% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover your ideal lifestyle in this spacious 2-bedroom, 2-bathroom condo located in one of Broward County’s most sought-after, all-age communities. The open floor plan flows seamlessly toward a private patio, offering serene views of the sparkling complex pool. Perfectly positioned for convenience, the condo is ideally located just minutes away from top-tier dining, vibrant shopping centers, and major highways for easy commuting. Whether you’re relaxing in the sun-drenched living area or enjoying the resort-style pool, this condo offers the perfect blend of comfort and accessibility. Don't miss the opportunity to live in the heart of everything South Florida has to offer!

Key facts

• Close to restaurants
• Centrally located
• Pool view

Tags

• POOL VIEW
• CENTRALLY LOCATED
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Other: Association pool available
• Financial info: Pets allowed with possible restrictions
• HOA & community: Monthly association fee of $770; Association amenities include a pool; Association fee covers common areas, insurance, legal/accounting, grounds maintenance, structure maintenance, parking, pool(s), reserve fund, roof, trash, and water

Exterior

• Parking: Guest parking; One assigned parking space
• Utilities: Has heating and cooling (central)
• Home design: 2-story property; Entry at level 1; Attached property
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Porch (screened)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (8.0% below list).
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $192k (8.0% 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: 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 (+1.0%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% of the median local income ($80k/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 ($203k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $209k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $192,294 (8.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 1.17% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-44,293
• Equity at exit: $31,163

10-year hold

• IRR: -25.4%
• Equity multiple: -0.09×
• Total profit: $-63,639
• Equity at exit: $18,071

Cash invested: $58,520 (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 33024

• Rents YoY: 1.0%
• Active inventory: 338
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,443 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$87
• HOA: −$770
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-95

Break-even live

Break-even rent $2,563

Max offer price $192,294

Occupancy floor 99%

Sensitivity live

Price	-10% $24	-5% $-35	+0% $-95	+5% $-154	+10% $-213
Rent	-10% $-288	-5% $-191	+0% $-95	+5% $2	+10% $98
Rate	-1.0pp $11	-0.5pp $-41	base $-95	+0.5pp $-149	+1.0pp $-204

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	4d	17	0.06mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	26d	2	0.09mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	16d	1	0.09mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	0d	6	0.12mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	6d	1	0.14mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	26d	1	0.21mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,002	$3.28	0d	11	0.24mi
6651 Hidden Cove Dr Davie, FL	3.0	2.5	1471	$3,200	$2.18	3d	1	0.32mi
6651 Hidden Cove Dr Davie, FL	3.0	2.5	1471	$3,200	$2.18	0d	1	0.32mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.0	1471	$3,200	$2.18	23d	1	0.33mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.5	1471	$3,400	$2.31	26d	1	0.33mi
3335 Palomino Dr Unit 311-3 Hollywood, FL	3.0	2.0	1182	$3,000	$2.54	26d	1	0.39mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,000	$2.04	7d	1	0.41mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,200	$2.18	26d	1	0.41mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	26d	1	0.43mi
3777 NW 78th Ave Hollywood, FL	2.0–3.0	1.5–2.0	1050	$2,000	$1.90	0d	2	0.44mi
3506 NW 79th Way Hollywood, FL	3.0	2.0	1281	$3,450	$2.69	26d	1	0.54mi
7751 NW 32nd St Hollywood, FL	3.0	2.0	1184	$4,000	$3.38	9d	1	0.54mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	26d	1	0.60mi
3325 NW 79th Way Unit 3325 Hollywood, FL	3.0	2.0	1281	$3,325	$2.60	9d	1	0.61mi
7442 Douglas St Hollywood, FL	3.0	2.0	1423	$1,700	$1.19	14d	1	0.62mi
7442 Douglas St Hollywood, FL	3.0	2.0	1395	$1,700	$1.22	21d	1	0.62mi
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	26d	1	0.64mi
6249 Garden Ct Davie, FL	2.0	2.0	950	$2,399	$2.53	18d	1	0.64mi
532 Briarwood Cir Unit 2-48 Hollywood, FL	2.0	2.0	1220	$2,600	$2.13	26d	1	0.64mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	26d	1	0.64mi
6243 Garden Ct Davie, FL	2.0	2.0	950	$2,375	$2.50	26d	1	0.65mi
301 Cambridge Rd #301 Hollywood, FL	2.0	2.0	920	$1,850	$2.01	22d	1	0.68mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	26d	1	0.68mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	26d	1	0.70mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	26d	1	0.72mi
100 Gate Rd Unit 3-63 Hollywood, FL	2.0	2.0	1000	$2,300	$2.30	16d	1	0.72mi
200 Ashbury Rd #209 Hollywood, FL	1.0	1.5	920	$1,450	$1.58	26d	1	0.75mi
5500 S University Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1016	$2,592	$2.55	0d	18	0.76mi
322 Briarwood Cir Unit 1-17 Hollywood, FL	2.0	2.0	1030	$2,500	$2.43	15d	1	0.83mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	7d	2	0.88mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	22d	2	0.88mi
3065 Tortola Way Hollywood, FL	3.0	2.5	1280	$4,000	$3.12	16d	1	0.88mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	19d	1	0.92mi
100 Berkley Rd #109 Hollywood, FL	1.0	1.5	710	$1,650	$2.32	0d	1	0.92mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $209,000 Active 49 DOM
2. 2026-06-18
   days on market $209,000 Active 46 DOM
3. 2026-06-17
   days on market $209,000 Active 45 DOM
4. 2026-06-16
   days on market $209,000 Active 44 DOM
5. 2026-06-15
   days on market $209,000 Active 43 DOM
6. 2026-06-13
   days on market $209,000 Active 41 DOM
7. 2026-06-09
   days on market $209,000 Active 37 DOM
8. 2026-06-08
   days on market $209,000 Active 36 DOM
9. 2026-06-07
   days on market $209,000 Active 35 DOM
10. 2026-06-04
    days on market $209,000 Active 32 DOM
11. 2026-06-03
    days on market $209,000 Active 31 DOM
12. 2026-06-02
    days on market $209,000 Active 30 DOM
13. 2026-06-01
    days on market $209,000 Active 29 DOM
14. 2026-05-31
    days on market $209,000 Active 28 DOM
15. 2026-05-03
    listed $209,000 Active
16. 1984-11-01
    soldstatus $64,900

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$877/yr (+$73/mo · 102.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,317
• − Mortgage interest: −$11,707
• − Property taxes: −$858
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − HOA: −$9,240
• − Depreciation: −$6,080
• Taxable loss: −$4,304
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $-102/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% 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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+222.0% since first listed

2 events — show timeline

• 2026-05-03 Listed $209,000 MARMLS
• 1984-11-01 Sold (Public Records) $64,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $858 · +1.3% YoY. Source: county tax records.