9430 Tangerine Pl · Davie, FL 33324

$164,500

2 bd · 2.0 ba · 1,100 sqft · Condo · 1 Days on market

Built 1978 $529/mo HOA · 23% 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 +18.2/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

BRIGHT & SPACIOUS FIRST-FLOOR CORNER UNIT WITH GOLF COURSE VIEWS! ENJOY RESORT-STYLE LIVING IN THIS DESIRABLE FIRST-FLOOR CORNER UNIT, FLOODED WITH NATURAL LIGHT AND POSITIONED DIRECTLY ON THE GOLF COURSE. RELAX ON YOUR PRIVATE SCREENED PATIO FEATURING BEAUTIFUL VIEWS OF BOTH THE POOL AND THE GOLF GREENS. THIS APARTMEN IS A FANTASTIC VALUE AND THE PERFECT CANVAS TO UPDATE AND CUSTOMIZE TO YOUR PERSONAL TASTE. LOCATED IN A VIBRANT, ALL-AGES PRIVATE COUNTRY CLUB COMMUNITY, YOU'LL HAVE ACCESS TO TOP-TIER AMENITIES INCLUDING GOLF, TENNIS, PICKLEBALL, BOCCE BALL, A FULLY EQUIPPED GYM, SAUNA, AND STEAM ROOM, PLUS A POOLSIDE SPORTS BAR. PLEASE NOTE: ALL AGES WELCOME. NO PETS PERMITTED. NO L

Key facts

• Fully equipped gym
• Golf course views
• Poolside sports bar

Tags

• GOLF COURSE VIEWS
• PRIVATE SCREENED PATIO
• FULLY EQUIPPED GYM
• POOLSIDE SPORTS BAR

Property features AI

Finance

• Other: No land lease; Pets not allowed
• HOA & community: Association: PIR CONDO B ASSN., INC.; Monthly HOA fee of $529; HOA includes cable TV, insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, pool, sauna, tennis courts, basketball court, pickleball courts, bocce, putting green, playground, picnic area, billiard room, cafe/restaurant, bar, storage, manager on site, maintenance, trash chute, and elevator(s)

Exterior

• Parking: One parking space; Asphalt parking; permit required; One open parking space
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Underground utilities; Water connected
• Home design: Condominium; One level; Faces south; Resale property
• Construction: CBS construction; Flat roof; Slab foundation; Built as part of the TANGERINE building; Four-story building (building has 4 stories)
• Exterior features: Screened porch; Porch; Public-maintained asphalt road; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Individual central cooling
• Interior features: Split bedroom layout; Unfurnished; Single-hung metal windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Cap rate 7.4% 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); 398 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 32% 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $164,500

Questions for the listing agent

1. Built in 1978 — 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: 1.39% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 6.0

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-20,964
• Equity at exit: $24,527

10-year hold

• IRR: -8.0%
• Equity multiple: 0.55×
• Total profit: $-20,659
• Equity at exit: $14,223

Cash invested: $46,060 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$863
• Tax est. 1.5%: −$206 /mo · $2,468/yr
• Insurance: −$69
• HOA: −$529
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $147

Break-even live

Break-even rent $2,109

Max offer price $164,500

Occupancy floor 89%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9480 Tangerine Pl #404 Davie, FL	2.0	2.0	1000	$2,390	$2.39	19d	1	0.01mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,925	$2.26	24d	2	0.04mi
9440 Tangerine Pl Davie, FL	1.0	1.0	850	$1,900	$2.24	5d	2	0.04mi
9460 Tangerine Pl Davie, FL	1.0–3.0	1.0–2.0	865	$2,400	$2.77	3d	3	0.06mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,100	$2.25	22d	2	0.06mi
9460 Tangerine Pl Davie, FL	2.0–3.0	2.0	935	$2,080	$2.22	4d	2	0.06mi
9460 Tangerine Pl Davie, FL	3.0	2.0	1100	$3,000	$2.73	24d	1	0.06mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	4d	2	0.08mi
9420 Tangerine Pl Davie, FL	2.0	2.0	1100	$2,700	$2.45	14d	2	0.08mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	24d	1	0.11mi
9470 Tangerine Pl #105 Davie, FL	2.0	2.0	1150	$2,200	$1.91	8d	1	0.11mi
9410 Tangerine Pl #105 Davie, FL	1.0	1.0	850	$1,750	$2.06	8d	1	0.12mi
9440 Poinciana Pl Davie, FL	1.0–2.0	1.0–2.0	985	$2,220	$2.25	24d	2	0.13mi
9440 Poinciana Pl #404 Davie, FL	2.0	2.0	1100	$2,220	$2.02	14d	1	0.13mi
1502 Whitehall Dr #105 Davie, FL	2.0	2.0	1385	$2,100	$1.52	17d	1	0.14mi
9491 Evergreen Pl #201 Davie, FL	2.0	2.0	980	$2,200	$2.24	24d	1	0.19mi
9411 Evergreen Pl #302 Davie, FL	2.0	2.0	775	$1,900	$2.45	24d	1	0.19mi
1526 Whitehall Dr #402 Davie, FL	2.0	2.0	1385	$2,350	$1.70	19d	1	0.21mi
9421 Evergreen Pl #403 Davie, FL	2.0	2.0	775	$1,850	$2.39	24d	1	0.21mi
9441 Evergreen Pl #206 Davie, FL	1.0	1.0	700	$1,900	$2.71	3d	1	0.24mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	8d	1	0.27mi
9451 Evergreen Pl #102 Davie, FL	2.0	2.0	775	$2,100	$2.71	24d	1	0.27mi
9420 Poinciana Pl #409 Davie, FL	2.0	2.0	970	$1,890	$1.95	2d	1	0.27mi
9470 Poinciana Pl #303 Davie, FL	2.0	2.0	970	$2,050	$2.11	24d	1	0.27mi
1514 Whitehall Dr #206 Davie, FL	2.0	2.0	1385	$2,500	$1.81	8d	1	0.29mi
9410 Poinciana Pl #206 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.29mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.33mi
9480 Poinciana Pl #407 Davie, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.33mi
1811 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1073	$2,200	$2.05	4d	1	0.35mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	17d	1	0.35mi
9235 Lagoon Pl #402 Davie, FL	2.0	2.0	1100	$2,050	$1.86	5d	1	0.35mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	4d	1	0.36mi
1831 Sabal Palm Dr #202 Davie, FL	3.0	2.0	1155	$2,600	$2.25	14d	1	0.40mi
1831 Sabal Palm Dr Davie, FL	2.0–3.0	2.0	1139	$2,150	$1.89	19d	2	0.40mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	21d	2	0.41mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	10d	1	0.41mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	24d	1	0.43mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.43mi
1920 Sabal Palm Dr #104 Davie, FL	2.0	2.0	976	$2,149	$2.20	19d	1	0.44mi
1931 Sabal Palm Dr #107 Davie, FL	3.0	2.0	1170	$2,490	$2.13	24d	1	0.48mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 695-char remark
2. 2026-06-17
   listed $164,500 Active 1 DOM

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,533
• − Mortgage interest: −$9,215
• − Property taxes: −$2,468
• − Insurance: −$822
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$6,348
• − Depreciation: −$4,785
• Taxable loss: −$510
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,884/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

1 event — show timeline

• 2026-06-16 Listed $164,500 Beaches MLS