3777 NW 78th Ave Unit 9C · Davie, FL 33024

$179,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 6 Days on market

Built 1974 $728/mo HOA · 27% 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 +15.4/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 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 MLS

Great opportunity for a 2/2 in Gateland Village. Lots of upgrades including tankless water heater, granite countertops, stainless steel appliances, impact windows & doors, crown Moulding through the unit, walk in organized closets, whirlpool spa & tub with 6 jets, upgraded electric panel & new air handler, 2 ceiling fans in the bedrooms

Key facts

• Clubhouse
• Community amenities
• Hurricane shutters

Tags

• PRIVATE PATIO
• HIGH-IMPACT DOORS
• HURRICANE SHUTTERS
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $728; Association covers water, sewer and trash; Community clubhouse; Community pool

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Security: Complex fenced; Security/high-impact doors; Storm/security shutters
• Utilities: Central heating and cooling
• Home design: 2-story property; Resale unit; Has attached property; Entry on level 1
• Construction: Block construction
• Exterior features: Patio; Storm/security shutters; Security/high-impact doors; Complex fenced; Association pool

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $70 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 6.8% 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 (+1.0%/yr); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 5.6

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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-29,279
• Equity at exit: $26,689

10-year hold

• IRR: -15.7%
• Equity multiple: 0.24×
• Total profit: $-38,265
• Equity at exit: $15,477

Cash invested: $50,120 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,665 high
• Mortgage (P&I): −$939
• Tax from tax record: −$294 /mo · $3,533/yr
• Insurance: −$75
• HOA: −$728
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $70

Break-even live

Break-even rent $2,577

Max offer price $179,000

Occupancy floor 92%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 NW 79th Way Hollywood, FL	3.0	2.0	1281	$3,450	$2.69	24d	1	0.08mi
3325 NW 79th Way Unit 3325 Hollywood, FL	3.0	2.0	1281	$3,325	$2.60	7d	1	0.16mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	24d	1	0.20mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	24d	1	0.21mi
7751 NW 32nd St Hollywood, FL	3.0	2.0	1184	$4,000	$3.38	7d	1	0.25mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	24d	1	0.29mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	24d	1	0.31mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	14d	1	0.38mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	0.41mi
3065 Tortola Way Hollywood, FL	3.0	2.5	1280	$4,000	$3.12	14d	1	0.42mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.43mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	1d	7	0.45mi
2911 Cascada Isle Way #1801 Hollywood, FL	2.0	2.0	1254	$3,200	$2.55	24d	1	0.50mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	2d	17	0.51mi
2940 Solano Ave Hollywood, FL	2.0	2.0	1176	$2,783	$2.37	20d	1	0.53mi
2940 Solano Ave Hollywood, FL	1.0–3.0	1.0–2.0	1077	$2,920	$2.71	1d	1	0.53mi
2940 Solano Ave Hollywood, FL	3.0	2.0	1322	$3,459	$2.62	24d	1	0.53mi
2940 Solano Ave Hollywood, FL	2.0	2.0	1176	$2,842	$2.42	21d	1	0.53mi
3335 Palomino Dr Unit 311-3 Hollywood, FL	3.0	2.0	1182	$3,000	$2.54	24d	1	0.55mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	17d	1	0.57mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	24d	1	0.57mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	4d	1	0.59mi
7442 Douglas St Hollywood, FL	3.0	2.0	1395	$1,700	$1.22	19d	1	0.61mi
7442 Douglas St Hollywood, FL	3.0	2.0	1423	$1,700	$1.19	12d	1	0.61mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,118	$3.47	7d	11	0.63mi
5500 S University Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1016	$2,574	$2.53	1d	21	0.76mi
6651 Hidden Cove Dr Davie, FL	3.0	2.5	1471	$3,200	$2.18	1d	1	0.78mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.0	1471	$3,200	$2.18	21d	1	0.79mi
6639 Hidden Cove Dr Unit 4-7 Davie, FL	3.0	2.5	1471	$3,400	$2.31	24d	1	0.79mi
2200 NW 78th Ave #105 Hollywood, FL	2.0	2.0	815	$2,250	$2.76	24d	1	0.83mi
7760 NW 22nd St #103 Hollywood, FL	2.0	2.0	815	$2,300	$2.82	10d	1	0.84mi
2203 N University Dr Pembroke Pines, FL	2.0	2.0	1032	$1,770	$1.72	1d	3	0.85mi
2173 NW 78th Ave #204 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	16d	1	0.86mi
2173 NW 78th Ave #204 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	2d	1	0.86mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,200	$2.18	24d	1	0.86mi
6542 Hidden Cove Dr Unit 4-4 Davie, FL	3.0	2.0	1471	$3,000	$2.04	5d	1	0.86mi
2151 NW 77th Way #205 Hollywood, FL	2.0	2.0	822	$2,400	$2.92	24d	1	0.90mi
2151 NW 77th Way #205 Hollywood, FL	2.0	2.0	822	$2,250	$2.74	5d	1	0.90mi
7850 Pasadena Blvd Pembroke Pines, FL	1.0–3.0	1.0–2.0	991	$2,698	$2.72	2d	17	0.90mi
7915 NW 20th St Hollywood, FL	3.0	2.0	1348	$3,200	$2.37	13d	1	0.94mi

HOA detail condo

• Monthly dues: $728 · $8,736/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $179,000 Active 6 DOM
2. 2026-06-17
   days on market $179,000 Active 5 DOM
3. 2026-06-16
   days on market $179,000 Active 4 DOM
4. 2026-06-15
   days on market $179,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $179,000 Active 1 DOM

ⓘ 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: $3,533 · $294/mo
• Projected year-2 tax: $3,533 · $294/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 24 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: $31,978
• − Mortgage interest: −$10,027
• − Property taxes: −$3,533
• − Insurance: −$895
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − HOA: −$8,736
• − Depreciation: −$5,207
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,203/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

+496.7% since first listed

15 events — show timeline

• 2026-06-12 Listed $179,000 MARMLS
• 2022-11-14 Sold (Public Records) $223,000 Public Records
• 2022-11-08 Sold (MLS) $223,000 MARMLS
• 2022-09-28 Pending — MARMLS
• 2022-09-09 Listed $229,900 MARMLS
• 2018-03-05 Sold (Public Records) $115,000 Public Records
• 2018-03-02 Sold (MLS) $115,000 MARMLS
• 2018-01-04 Price Changed $120,000 MARMLS
• 2017-10-27 Price Changed $125,000 MARMLS
• 2017-10-26 Listed $120,000 MARMLS
• 2006-10-25 Sold (Public Records) $165,000 Public Records
• 2006-09-26 Sold (MLS) $165,000 MARMLS
• 2000-09-15 Sold (Public Records) $49,500 Public Records
• 1993-04-02 Sold (Public Records) $33,400 Public Records
• 1990-11-29 Sold (Public Records) $30,000 Public Records

Property tax history

+23.6%/yr

Latest (2025): $3,533 · -3.6% YoY. Source: county tax records.