5210 SW 35 Ct · Davie, FL 33314

$60,000

2 bd · 2.0 ba · 1,500 sqft · Manufactured · 51 Days on market

Built 1977 Excellent condition $1/mo HOA ↓ 8% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Everglades Lakes, South Florida’s premier 55+ manufactured home community! Over 100 acres of lush tropical landscaping and serene lakes, this community offers a peaceful setting with native wildlife & true sense of relaxation. This turnkey 2-bedroom, 2-bath home is move-in ready and perfectly located in one of the fastest-growing areas in South Florida. Enjoy unbeatable convenience—just 1 mile from the Florida Turnpike, 6 miles from Hard Rock Casino, and 9 miles from downtown Fort Lauderdale, with easy access to fine dining, world-class shopping, and entertainment. Everglades Lakes is a warm, close-knit community designed for active adult living, featuring: 24

Key facts

• Two swimming pools
• Clubhouse
• Serene lakes

Tags

• LUSH TROPICAL LANDSCAPING
• SERENE LAKES
• MANNED GATED SECURITY
• TWO SWIMMING POOLS
• CLUBHOUSE
• BILLIARDS ROOM

Property features AI

Finance

• Other: Zoning: EVERGLADES
• Financial info: Pets allowed (conditional; restrictions may apply)
• HOA & community: Monthly association fee; Senior community; Clubhouse; Fitness center; Laundry facilities; Park; Shuffleboard

Exterior

• Parking: Attached carport with 5 covered spaces; Circular driveway
• Security: Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces north; Effective year built
• Construction: Metal roof; Metal frame construction
• Exterior features: Shed(s); Storm/security shutters; Community pool; Less than quarter acre lot; Private road frontage

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Furnished; Bedroom on main level; First floor entry; Den
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.0% 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); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,661/mo this rent would consume 48% of the median local household income ($66k/yr) (locally 2205% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($58k) 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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. 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?
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: 4.44% ✓
• Cap rate: 40.03%
• Cash-on-cash: 120.48%
• DSCR: 6.36
• GRM: 1.9

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: —
• Equity multiple: 6.57×
• Total profit: $93,659
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 13.13×
• Total profit: $203,796
• Equity at exit: $5,188

Cash invested: $16,800 (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: 186
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$1
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,687

Break-even live

Break-even rent $526

Max offer price $60,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,728	-5% $1,707	+0% $1,687	+5% $1,666	+10% $1,645
Rent	-10% $1,476	-5% $1,582	+0% $1,687	+5% $1,792	+10% $1,897
Rate	-1.0pp $1,717	-0.5pp $1,702	base $1,687	+0.5pp $1,671	+1.0pp $1,655

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3021 SW 52nd Ave Davie, FL	3.0	2.0	1146	$2,000	$1.75	20d	1	0.32mi
5251 SW 29th St Unit C Davie, FL	1.0	1.0	1200	$1,850	$1.54	23d	1	0.39mi
3850 SW 59th Ter Davie, FL	3.0	2.0	1468	$2,780	$1.89	12d	1	0.41mi
3714 SW 60th Ter #28 Davie, FL	3.0	1.5	1290	$2,700	$2.09	26d	1	0.43mi
4151 SW 56th Ave Davie, FL	3.0	2.0	1280	$3,650	$2.85	3d	1	0.50mi
6110 SW 38th St Davie, FL	3.0	2.0	1200	$2,875	$2.40	4d	1	0.54mi
6110 SW 38th St Davie, FL	3.0	2.0	1200	$2,950	$2.46	26d	1	0.54mi
3400 Davie Rd Davie, FL	2.0	2.0	1157	$3,147	$2.72	13d	1	0.55mi
3400 Davie Rd Davie, FL	2.0	2.0	1157	$2,919	$2.52	12d	1	0.55mi
5971 Toscana Dr Davie, FL	1.0–3.0	1.0–2.5	1207	$3,070	$2.54	0d	48	0.59mi
4276 SW 56th Ave Davie, FL	3.0	2.0	1341	$3,500	$2.61	15d	1	0.65mi
6250 SW 39th St Davie, FL	3.0	2.0	1170	$3,300	$2.82	23d	1	0.70mi
6250 SW 39th St Unit 6250 Davie, FL	3.0	2.0	1170	$3,300	$2.82	15d	1	0.70mi
5610 SW 43rd St Davie, FL	3.0	2.0	1600	$3,300	$2.06	26d	1	0.70mi
3890 Davie Rd Davie, FL	2.0	1.0–2.0	850	$2,691	$3.16	0d	19	0.78mi
5745 SW 44th Ct Unit 202 Davie, FL	2.0	2.0	1100	$2,400	$2.18	6d	1	0.80mi
6131 SW 42nd Pl Unit 1-2 Davie, FL	3.0	2.0	1200	$2,700	$2.25	26d	1	0.82mi
5800 Reese Rd Davie, FL	3.0	1.0–2.0	915	$2,960	$3.24	0d	6	0.87mi
6140 SW 43rd St Davie, FL	2.0	1.0	1855	$2,100	$1.13	15d	1	0.88mi
6140 SW 43rd St Davie, FL	2.0	1.0	1855	$2,050	$1.11	14d	1	0.88mi
6300 SW 24th Pl Davie, FL	1.0–2.0	1.0–2.0	932	$2,743	$2.94	0d	12	0.92mi
6520 SW 41st St #6520 Davie, FL	3.0	2.5	1400	$2,550	$1.82	26d	1	0.92mi
6520 SW 41st St #6520 Davie, FL	3.0	2.5	1400	$2,550	$1.82	4d	1	0.92mi
6534 SW 41st St Davie, FL	3.0	2.5	1420	$2,750	$1.94	26d	1	0.93mi
6220 Reese Rd Davie, FL	1.0–2.0	1.0–2.0	1764	$2,900	$1.64	22d	19	0.97mi
6612 SW 41st St #6612 Davie, FL	3.0	2.5	1420	$2,550	$1.80	26d	1	0.99mi
6636 SW 41st St #6636 Davie, FL	3.0	2.5	1420	$2,599	$1.83	26d	1	1.02mi
3912 SW 67th Ter #114 Davie, FL	3.0	2.5	1440	$2,799	$1.94	4d	1	1.04mi
3912 SW 67th Ter #114 Davie, FL	3.0	2.5	1440	$3,150	$2.19	26d	1	1.04mi
4139 SW 66th Way #140 Davie, FL	3.0	2.5	1440	$2,495	$1.73	26d	1	1.07mi
4139 SW 66th Way #140 Davie, FL	3.0	2.5	1440	$2,495	$1.73	9d	1	1.07mi
5892 Mustang Mnr Unit 5892 Davie, FL	3.0	2.5	1610	$3,300	$2.05	20d	1	1.08mi
5892 Mustang Mnr Unit 5892 Davie, FL	3.0	2.5	1610	$3,300	$2.05	4d	1	1.08mi
6764 SW 40th St #40 Davie, FL	3.0	2.5	1440	$2,750	$1.91	26d	1	1.13mi
4725 SW 62nd Ave #103 Davie, FL	2.0	2.0	1200	$2,350	$1.96	6d	1	1.16mi
4725 SW 62nd Ave #103 Davie, FL	2.0	2.0	1200	$2,350	$1.96	20d	1	1.16mi
4850 SW 63rd Ter #332 Davie, FL	2.0	2.0	1200	$2,250	$1.88	16d	1	1.18mi
6936 SW 39th St Unit D208 Davie, FL	2.0	2.0	1154	$2,300	$1.99	26d	1	1.18mi
6928 SW 39th St Unit A107 Davie, FL	2.0	2.0	1183	$2,025	$1.71	9d	1	1.20mi
6944 SW 39th St Unit B304 Davie, FL	2.0	2.0	1183	$2,200	$1.86	4d	1	1.21mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: landscaping

Listing history 10 events

1. 2026-06-09
   days on market $60,000 Active 51 DOM
2. 2026-06-08
   days on market $60,000 Active 50 DOM
3. 2026-06-07
   days on market $60,000 Active 49 DOM
4. 2026-06-04
   days on market $60,000 Active 46 DOM
5. 2026-06-03
   days on market $60,000 Active 45 DOM
6. 2026-06-02
   days on market $60,000 Active 44 DOM
7. 2026-06-01
   days on market $60,000 Active 43 DOM
8. 2026-05-31
   days on market $60,000 Active 42 DOM
9. 2026-05-07
   price $60,000
10. 2026-04-19
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,935
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − HOA: −$12
• − Depreciation: −$1,745
• Taxable income: $20,507
• Est. tax owed @ 24.0%: −$4,922
• After-tax cash flow: $15,319/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This move-in ready manufactured home in a serene community offers excellent curb appeal and is located in a prime location with easy access to amenities.

Value-add opportunities

• Both Landscaping enhancement — Enhances curb appeal and attracts more residents
• Both Interior paint — Fresh paint can make the home more appealing
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping enhancement — Enhances curb appeal and attracts more residents ↑
• Both Interior paint — Fresh paint can make the home more appealing ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $60,000 MARMLS
• 2026-04-19 Listed $65,000 MARMLS