9460 Poinciana Pl #101 · Davie, FL 33324

$157,900

1 bd · 1.0 ba · 800 sqft · Condo public records · 15 Days on market

Built 1978 $581/mo HOA · 28% 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 +8.7/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

SUPER 1BR/1BA CONDO LOCATED IN A PRIVATE, COUNTRY CLUB COMMUNITY. ALL AGES WELCOME * 1 PET <20LBS OK, UNIT FEATURES UPDATED KITCHEN, GRANITE TOPS, WHITE SHACKER CABINETS. ENCLOSED, 1ST FLOOR PATIO OFFERS BEAUTIFUL POOL AND WATER VIEWS. . NEW A/C (2026). NEW ROOF 2022, ENJOY RESORT-STYLE AMENITIES INCLUDING EXECUTIVE GOLF COURSE, TENNIS, PICKLEBALL, BOCCE BALL, SAUNA, STEAM ROOM, GYM, HEATED POOL WITH POOLSIDE SPORTS BAR, AND FINE DINING RESTAURANT. CLOSE TO I-595, SHOPPING, DINING, DAVIE COLLEGES /UNIVERSITIES. MOVE-IN READY AND PERFECT FOR YEAR-ROUND LIVING OR SEASONAL ESCAPE!

Key facts

• Water views
• Updated kitchen
• Enclosed patio

Tags

• PRIVATE COUNTRY CLUB COMMUNITY
• UPDATED KITCHEN
• ENCLOSED PATIO
• WATER VIEWS
• RESORT STYLE AMENITIES
• EXECUTIVE GOLF COURSE

Property features AI

Finance

• Other: Pets allowed (size limit applies); Community contains 724 units
• Financial info: No land lease
• HOA & community: HOA with monthly fee (includes insurance, internet, structure maintenance, pest control, sewer, trash, water, common areas, legal/accounting, reserve funds, roof repairs, recreation facility, pool service); Community amenities: basketball court, billiard room, clubhouse, fitness center, golf course, jogging path, laundry facilities, on-site management, playground, parking, pool, sauna, storage, tennis courts, manager on site, bar, bocce ball, cafe/restaurant, internet included, maintained community, pickleball courts, recreation facilities; Association name: PIR CONDO G ASSN.INC; Association fee listed monthly

Exterior

• Parking: Assigned parking; Guest parking; One open parking space (total 1)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected
• Home design: Condominium; One story; First floor entry; Faces east; Resale condition; City street frontage
• Construction: Block, stucco, CBS construction; Concrete roof; Slab foundation; Built as part of a 4-story building
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds on windows; Furnished negotiable
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (14.8% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $135k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Fox Trail Elementary School (math 58% / reading 69%, grade B, #564 of 2,144 statewide, top 27%, 1,130 students, 53% FRL); Indian Ridge Middle School (math 55% / reading 60%, grade B, #157 of 571 statewide, top 28%, 2,020 students, 46% FRL); Western High School (math 43% / reading 60%, grade D+, #167 of 667 statewide, top 25%, 3,566 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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

• It's been on market 15 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $158k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $134,513 (14.8% 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. Built in 1978 — 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.29% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 6.4

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-37,163
• Equity at exit: $23,543

10-year hold

• IRR: -32.9%
• Equity multiple: -0.26×
• Total profit: $-55,624
• Equity at exit: $13,652

Cash invested: $44,212 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$828
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$66
• HOA: −$581
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-132

Break-even live

Break-even rent $2,212

Max offer price $134,513

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-88	+0% $-132	+5% $-177	+10% $-222
Rent	-10% $-294	-5% $-213	+0% $-132	+5% $-52	+10% $29
Rate	-1.0pp $-53	-0.5pp $-92	base $-132	+0.5pp $-173	+1.0pp $-215

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	25d	1	0.06mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	15d	1	0.09mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$1,675	$1.70	25d	2	0.09mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.10mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	3d	1	0.13mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	4d	1	0.13mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.13mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	5d	1	0.14mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	18d	1	0.19mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	6d	1	0.19mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	20d	2	0.19mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	6d	2	0.21mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	25d	2	0.21mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	20d	1	0.21mi
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	0d	1	0.21mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	20d	1	0.22mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	15d	2	0.25mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	5d	2	0.25mi
9410 Tangerine Pl #105 Davie, FL	1.0	1.0	850	$1,750	$2.06	9d	1	0.26mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	25d	1	0.26mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	9d	1	0.26mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	5d	2	0.26mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	23d	2	0.26mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$1,800	$2.08	4d	3	0.26mi
9340 Lagoon Pl Davie, FL	1.0–2.0	1.5–2.0	955	$1,550	$1.62	9d	2	0.29mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	25d	1	0.29mi
9441 Live Oak Pl #307 Davie, FL	1.0	1.0	654	$1,700	$2.60	25d	1	0.30mi
9430 Live Oak Pl Davie, FL	2.0	2.0	1000	$2,950	$2.95	25d	1	0.31mi
9531 Seagrape Dr Davie, FL	2.0–3.0	2.0	1065	$2,200	$2.06	4d	3	0.33mi
9421 Evergreen Pl #403 Davie, FL	2.0	2.0	775	$1,850	$2.39	25d	1	0.33mi
9440 Live Oak Pl #201 Davie, FL	2.0	2.0	980	$2,250	$2.30	25d	1	0.34mi
9470 Live Oak Pl #306 Davie, FL	2.0	2.0	980	$1,950	$1.99	25d	1	0.36mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	25d	1	0.38mi
9450 Live Oak Pl #305 Davie, FL	2.0	2.0	980	$1,900	$1.94	9d	1	0.38mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	4d	1	0.38mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	25d	1	0.42mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	9d	1	0.42mi
9461 Evergreen Pl #306 Davie, FL	1.0	1.0	690	$1,650	$2.39	25d	1	0.45mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,300	$2.17	4d	1	0.59mi
8717 SW 16th Pl Davie, FL	1.0	1.0	600	$1,500	$2.50	23d	1	0.59mi

HOA detail condo

• Monthly dues: $581 · $6,972/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $157,900 Active 15 DOM
2. 2026-06-17
   days on market $157,900 Active 14 DOM
3. 2026-06-16
   days on market $157,900 Active 13 DOM
4. 2026-06-15
   days on market $157,900 Active 12 DOM
5. 2026-06-13
   days on market $157,900 Active 10 DOM
6. 2026-06-09
   days on market $157,900 Active 6 DOM
7. 2026-06-08
   days on market $157,900 Active 5 DOM
8. 2026-06-07
   days on market $157,900 Active 4 DOM
9. 2026-06-04
   remarks 584-char remark
10. 2026-06-04
    listed $157,900 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: $3,273 · $273/mo
• Projected year-2 tax: $3,273 · $273/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: $24,535
• − Mortgage interest: −$8,845
• − Property taxes: −$3,273
• − Insurance: −$790
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$6,972
• − Depreciation: −$4,593
• Taxable loss: −$3,864
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $-661/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: 111,690
• 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

+285.1% since first listed

7 events — show timeline

• 2026-06-02 Listed $157,900 Beaches MLS
• 2012-02-16 Sold (Public Records) $47,000 Public Records
• 2002-09-06 Sold (Public Records) $67,000 Public Records
• 2000-12-14 Sold (Public Records) $53,900 Public Records
• 1997-12-03 Sold (Public Records) $40,000 Public Records
• 1995-08-25 Sold (Public Records) $38,000 Public Records
• 1980-11-01 Sold (Public Records) $41,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $3,273 · +3.1% YoY. Source: county tax records.