2196 SW 83rd Ave · Davie, FL 33324

$228,900

2 bd · 2.0 ba · 1,256 sqft · Manufactured public records · 102 Days on market

Built 1972 4,400 sqft lot Est $214k · 7% over $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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• ARV discount +4.3/15.0
• 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

Enjoy beautiful serene views of the golf course and lake from the comfort of your Air Conditioned Florida Room or open the windows for a great breeze. New Beautiful neutral color water resistant Vinyl Faux Wood Flooring. Home is freshly painted inside and out. Landscape work is all done with a newly install sod, flowers and irrigation system. New extremely energy efficient Central A/C and Heat Pump System. Electric bills range from $46 - $135. Water-proof screened in room under carport with Double Doors opening which allows waterproof and secure storage of your golf cart and/or motorcycle/s and all your toys. You own the land. Quiet 55+ senior community with a social schedule with somethin

Key facts

• Lake views
• Florida room
• Landscape work

Tags

• GOLF COURSE VIEWS
• LAKE VIEWS
• FLORIDA ROOM
• WATER RESISTANT FLOORING
• LANDSCAPE WORK
• NEWLY INSTALL SOD

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community association with onsite manager; Association amenities include pool and management; HOA fee $139 monthly (includes common areas)

Exterior

• Parking: Attached carport; Covered parking; Driveway; 2 carport spaces (2 covered/open spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One story; Faces west; Resale condition
• Construction: Living area approximately 1,256
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating (heat pump); Central air; Ceiling fans
• Interior features: Kitchen island; Furnished negotiable
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• This rent runs 36% 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 $7k 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 102 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $229k implies a 104% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,299 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $213,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 SW 83rd Ave	0.08mi	3/2.0 (+1)	1,350 (+8%)	2mo	$230,000	$170	77
8601 SW 22nd Ct	0.25mi	3/2.0 (+1)	1,260 (+0%)	22mo	$247,000	$196	65
1888 SW 85th Ave	0.30mi	2/1.5	1,121 (-11%)	2mo	$144,000	$128	64

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-11,480
• Equity at exit: $34,130

10-year hold

• IRR: 2.6%
• Equity multiple: 1.17×
• Total profit: $11,032
• Equity at exit: $19,791

Cash invested: $64,092 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,569 high
• Mortgage (P&I): −$1,200
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$95
• HOA: −$139
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $472

Break-even live

Break-even rent $1,971

Max offer price $228,900

Occupancy floor 77%

Sensitivity live

Price	-10% $602	-5% $537	+0% $472	+5% $408	+10% $343
Rent	-10% $269	-5% $371	+0% $472	+5% $574	+10% $675
Rate	-1.0pp $588	-0.5pp $531	base $472	+0.5pp $413	+1.0pp $353

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: $57,225
• Closing costs: $6,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	5d	1	0.15mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	3d	1	0.19mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	14d	1	0.24mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.24mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	15d	4	0.27mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	19d	3	0.27mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	21d	1	0.29mi
8032 SW 21st Pl Davie, FL	3.0	2.0	1276	$2,995	$2.35	25d	1	0.30mi
2430 SW 81st Ave #408 Davie, FL	2.0	2.0	1021	$2,100	$2.06	3d	1	0.31mi
27 Matador Ln Unit 6-20 Davie, FL	3.0	2.5	1590	$2,750	$1.73	3d	1	0.34mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	11d	1	0.34mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	13d	1	0.34mi
52 Madrid Ln Unit 1 Davie, FL	3.0	2.5	1590	$2,800	$1.76	25d	1	0.35mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,700	$1.50	8d	1	0.37mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,800	$1.56	18d	1	0.37mi
42 Madrid Ln Unit 7-16 Davie, FL	1.0	2.5	1360	$1,295	$0.95	8d	1	0.39mi
42 Madrid Ln Unit 7 Davie, FL	1.0	3.0	1360	$1,300	$0.96	19d	1	0.39mi
1774 SW 81st Ln Unit 1774 Davie, FL	3.0	2.5	1640	$3,400	$2.07	14d	1	0.40mi
1774 SW 81st Ln Unit 1-31 Davie, FL	3.0	2.5	1630	$2,950	$1.81	6d	1	0.40mi
2500 SW 81st Ave #401 Davie, FL	2.0	2.0	1021	$1,795	$1.76	25d	1	0.40mi
1774 SW 81st Ln #1 Davie, FL	3.0	2.5	1630	$2,950	$1.81	0d	1	0.41mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	8d	1	0.43mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	25d	1	0.43mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	25d	1	0.44mi
8018 SW 18th Ct Unit 2-8 Davie, FL	3.0	2.5	1630	$2,700	$1.66	11d	1	0.44mi
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,000	$2.02	0d	1	0.46mi
8020 SW 17th Pl Unit 3-5 Davie, FL	3.0	2.5	1630	$2,600	$1.60	8d	1	0.48mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	3d	1	0.56mi
2800 SW 87th Ave #1111 Davie, FL	2.0	2.5	1230	$2,700	$2.20	6d	1	0.56mi
2140 SW 90th Ave Davie, FL	1.0	1.0	1500	$1,500	$1.00	25d	1	0.61mi
2640 S University Dr Unit txt (954)2584170 Davie, FL	2.0	2.0	1125	$2,050	$1.82	4d	1	0.61mi
2640 S University Dr Unit txt (954)2584170 Davie, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	0.61mi
2921 SW 87th Ave #511 Davie, FL	2.0	2.5	1700	$2,350	$1.38	25d	1	0.63mi
2620 S University Dr #309 Davie, FL	3.0	2.0	1314	$2,800	$2.13	17d	1	0.63mi
2620 S University Dr #209 Davie, FL	3.0	2.0	1314	$2,700	$2.05	4d	1	0.63mi
2640 S University Dr Davie, FL	2.0	2.0	1124	$2,262	$2.01	13d	2	0.63mi
2600 S University Dr Davie, FL	1.0–3.0	1.0–2.0	1068	$2,548	$2.38	11d	3	0.64mi
2600 S University Dr Davie, FL	3.0	1.0–2.0	1068	$2,747	$2.57	0d	5	0.64mi
2161 Orange Grove Dr Unit D9 Davie, FL	3.0	2.5	1628	$2,750	$1.69	25d	1	0.65mi
2640 S University Dr #308 Davie, FL	2.0	2.0	1124	$2,400	$2.14	21d	1	0.65mi

HOA detail

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

Listing history 18 events

1. 2026-06-21
   days on market $228,900 Active 102 DOM
2. 2026-06-18
   days on market $228,900 Active 99 DOM
3. 2026-06-17
   days on market $228,900 Active 98 DOM
4. 2026-06-16
   days on market $228,900 Active 97 DOM
5. 2026-06-15
   days on market $228,900 Active 96 DOM
6. 2026-06-13
   days on market $228,900 Active 94 DOM
7. 2026-06-09
   days on market $228,900 Active 90 DOM
8. 2026-06-07
   days on market $228,900 Active 88 DOM
9. 2026-06-04
   days on market $228,900 Active 85 DOM
10. 2026-06-03
    days on market $228,900 Active 84 DOM
11. 2026-06-02
    days on market $228,900 Active 83 DOM
12. 2026-06-01
    days on market $228,900 Active 82 DOM
13. 2026-05-31
    days on market $228,900 Active 81 DOM
14. 2026-04-24
    price $228,900
15. 2026-02-15
    listed $239,000 Active
16. 2021-04-02
    soldstatus $112,000
17. 1997-08-15
    soldstatus $62,000
18. 1980-09-01
    soldstatus $48,000

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$432/yr (+$36/mo · 29.4%)

ⓘ 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: $30,827
• − Mortgage interest: −$12,822
• − Property taxes: −$1,468
• − Insurance: −$1,144
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − HOA: −$1,668
• − Depreciation: −$6,659
• Taxable income: $2,133
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $5,156/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

+376.9% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $228,900 Beaches MLS
• 2026-02-15 Listed $239,000 Beaches MLS
• 2021-04-02 Sold (Public Records) $112,000 Public Records
• 1997-08-15 Sold (Public Records) $62,000 Public Records
• 1980-09-01 Sold (Public Records) $48,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,468 · +2.9% YoY. Source: county tax records.