9330 Lagoon Pl #201 · Davie, FL 33324

$135,500

1 bd · 1.0 ba · 800 sqft · Condo public records · 155 Days on market

Built 1980 $515/mo HOA · 25% 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 +21.4/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

ENJOY SERENE VIEWS FROM ALMOST EVERY ROOM IN THIS 1/1 UNIT IN PINE ISLAND RIDGE! EAT-IN KITCHEN, LARGE DINING/LIVING ROOM, NEWLY SCREENED PORCH, NEWER APPLIANCES & FRESH PAINT AWAIT. SPACIOUS BEDROOM OFFERS VIEWS OF THE TREETOPS & FEATURES A WALK-IN CLOSE T. HOA FEES INCLUDE BASIC CABLE, ROOF, INSURANCE, BUILDING EXTERIOR, LAUNDRY FACILITIES AND A CLUBHOUSE WITH A RESTAURANT ($150 IN MEAL COUPONS REQ'D ANNUALLY), POOL & TENNIS, ETC. ENJOY RELAXING WALKS UNDER THE OAK TREES & EASY ACCESS TO MAJOR HIGHWAYS!

Key facts

• Fitness center
• Lake views
• Walk-in closet

Tags

• SCREENED BALCONY
• LAKE VIEWS
• WALK-IN CLOSET
• FITNESS CENTER
• SCENIC OAK-LINED PATHS
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets allowed with a size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $515; Association covers amenities, common areas, laundry, and parking; On-site clubhouse, pool, and elevators

Exterior

• Parking: One covered space; One carport space
• Utilities: Water available; Sewer available; Electric service
• Home design: Attached property; 4-story building; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Waterfront with lakefront and lake privileges; Association pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Second-floor entry; Elevator access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 398 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $937 of loan paydown is wiped out by about $4k 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 155 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask is 8112% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $136k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $119,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,333
• Equity at exit: $20,203

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-6,941
• Equity at exit: $11,716

Cash invested: $37,940 (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: 398
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$711
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$56
• HOA: −$515
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $202

Break-even live

Break-even rent $1,768

Max offer price $135,500

Occupancy floor 85%

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$1,550	$1.62	7d	2	0.08mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.08mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	7d	1	0.08mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	18d	1	0.08mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.09mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.09mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.09mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	16d	1	0.09mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.12mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.16mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	18d	2	0.16mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	4d	1	0.17mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.19mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,200	$2.06	3d	3	0.21mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	24d	1	0.25mi
9470 Live Oak Pl #306 Davie, FL	2.0	2.0	980	$1,950	$1.99	24d	1	0.28mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$1,675	$1.70	24d	2	0.29mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.29mi
9430 Live Oak Pl Davie, FL	2.0	2.0	1000	$2,950	$2.95	24d	1	0.31mi
9440 Live Oak Pl #201 Davie, FL	2.0	2.0	980	$2,250	$2.30	24d	1	0.33mi
9450 Live Oak Pl #305 Davie, FL	2.0	2.0	980	$1,900	$1.94	7d	1	0.35mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	18d	1	0.40mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	5d	2	0.41mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	24d	2	0.41mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$1,800	$2.08	3d	3	0.45mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	3d	2	0.45mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	22d	2	0.45mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	3d	2	0.46mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	0.46mi
9410 Tangerine Pl #105 Davie, FL	1.0	1.0	850	$1,750	$2.06	7d	1	0.47mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	24d	1	0.50mi
9421 Evergreen Pl #403 Davie, FL	2.0	2.0	775	$1,850	$2.39	24d	1	0.55mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	24d	1	0.59mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	3d	1	0.60mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	3d	1	0.63mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	22d	1	0.63mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	7d	1	0.63mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	24d	1	0.63mi
9461 Evergreen Pl #306 Davie, FL	1.0	1.0	690	$1,650	$2.39	24d	1	0.67mi
8709 SW 15th St Unit na Davie, FL	2.0	2.0	998	$2,050	$2.05	15d	1	0.67mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $135,500 Active 155 DOM
2. 2026-06-17
   days on market $135,500 Active 154 DOM
3. 2026-06-16
   days on market $135,500 Active 153 DOM
4. 2026-06-15
   days on market $135,500 Active 152 DOM
5. 2026-06-13
   days on market $135,500 Active 150 DOM
6. 2026-06-09
   days on market $135,500 Active 146 DOM
7. 2026-06-07
   days on market $135,500 Active 144 DOM
8. 2026-06-04
   days on market $135,500 Active 141 DOM
9. 2026-06-03
   days on market $135,500 Active 140 DOM
10. 2026-06-02
    days on market $135,500 Active 139 DOM
11. 2026-06-01
    days on market $135,500 Active 138 DOM
12. 2026-05-31
    days on market $135,500 Active 137 DOM
13. 2026-05-06
    price $1,525
14. 2026-04-11
    price $135,500
15. 2026-03-26
    listed $1,650
16. 2026-01-14
    listed $149,000 Active
17. 2014-08-27
    soldstatus $79,900 Sold 534-char remark

    Show marketing remark (534 chars)

    ENJOY SERENE VIEWS FROM ALMOST EVERY ROOM IN THIS 1/1 UNIT IN PINE ISLAND RIDGE! EAT-IN KITCHEN, LARGE DINING/LIVING ROOM, NEWLY SCREENED PORCH, NEWER APPLIANCES & FRESH PAINT AWAIT. SPACIOUS BEDROOM OFFERS VIEWS OF THE TREETOPS & FEATURES A WALK-IN CLOSE T. HOA FEES INCLUDE BASIC CABLE, ROOF, INSURANCE, BUILDING EXTERIOR, LAUNDRY FACILITIES AND A CLUBHOUSE WITH A RESTAURANT ($150 IN MEAL COUPONS REQ'D ANNUALLY), POOL & TENNIS, ETC. ENJOY RELAXING WALKS UNDER THE OAK TREES & EASY ACCESS TO MAJOR HIGHWAYS!

18. 2014-08-27
    soldstatus $79,900

    Show marketing remark (534 chars)

    ENJOY SERENE VIEWS FROM ALMOST EVERY ROOM IN THIS 1/1 UNIT IN PINE ISLAND RIDGE! EAT-IN KITCHEN, LARGE DINING/LIVING ROOM, NEWLY SCREENED PORCH, NEWER APPLIANCES & FRESH PAINT AWAIT. SPACIOUS BEDROOM OFFERS VIEWS OF THE TREETOPS & FEATURES A WALK-IN CLOSE T. HOA FEES INCLUDE BASIC CABLE, ROOF, INSURANCE, BUILDING EXTERIOR, LAUNDRY FACILITIES AND A CLUBHOUSE WITH A RESTAURANT ($150 IN MEAL COUPONS REQ'D ANNUALLY), POOL & TENNIS, ETC. ENJOY RELAXING WALKS UNDER THE OAK TREES & EASY ACCESS TO MAJOR HIGHWAYS!

19. 2014-07-23
    status Pending 534-char remark

    Show marketing remark (534 chars)

    ENJOY SERENE VIEWS FROM ALMOST EVERY ROOM IN THIS 1/1 UNIT IN PINE ISLAND RIDGE! EAT-IN KITCHEN, LARGE DINING/LIVING ROOM, NEWLY SCREENED PORCH, NEWER APPLIANCES & FRESH PAINT AWAIT. SPACIOUS BEDROOM OFFERS VIEWS OF THE TREETOPS & FEATURES A WALK-IN CLOSE T. HOA FEES INCLUDE BASIC CABLE, ROOF, INSURANCE, BUILDING EXTERIOR, LAUNDRY FACILITIES AND A CLUBHOUSE WITH A RESTAURANT ($150 IN MEAL COUPONS REQ'D ANNUALLY), POOL & TENNIS, ETC. ENJOY RELAXING WALKS UNDER THE OAK TREES & EASY ACCESS TO MAJOR HIGHWAYS!

20. 2014-07-15
    listed $79,900 Active 534-char remark

    Show marketing remark (534 chars)

    ENJOY SERENE VIEWS FROM ALMOST EVERY ROOM IN THIS 1/1 UNIT IN PINE ISLAND RIDGE! EAT-IN KITCHEN, LARGE DINING/LIVING ROOM, NEWLY SCREENED PORCH, NEWER APPLIANCES & FRESH PAINT AWAIT. SPACIOUS BEDROOM OFFERS VIEWS OF THE TREETOPS & FEATURES A WALK-IN CLOSE T. HOA FEES INCLUDE BASIC CABLE, ROOF, INSURANCE, BUILDING EXTERIOR, LAUNDRY FACILITIES AND A CLUBHOUSE WITH A RESTAURANT ($150 IN MEAL COUPONS REQ'D ANNUALLY), POOL & TENNIS, ETC. ENJOY RELAXING WALKS UNDER THE OAK TREES & EASY ACCESS TO MAJOR HIGHWAYS!

21. 2009-08-10
    soldstatus $62,000
22. 1979-11-01
    soldstatus $43,500

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,283
• − Mortgage interest: −$7,590
• − Property taxes: −$1,377
• − Insurance: −$678
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$6,180
• − Depreciation: −$3,942
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,270/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

-96.5% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $1,525 MARMLS
• 2026-04-11 Price Changed $135,500 MARMLS
• 2026-03-26 Listed for Rent $1,650 MARMLS
• 2026-01-14 Listed $149,000 MARMLS
• 2014-08-27 Sold (MLS) $79,900 MARMLS
• 2014-08-27 Sold (Public Records) $79,900 Public Records
• 2014-07-23 Pending — MARMLS
• 2014-07-15 Listed $79,900 MARMLS
• 2009-08-10 Sold (Public Records) $62,000 Public Records
• 1979-11-01 Sold (Public Records) $43,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,377 · +3.1% YoY. Source: county tax records.