12405 SW 5th St · Davie, FL 33325

$99,999

4 bd · 3.0 ba · 1,500 sqft · Manufactured · 14 Days on market

Built 1980 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home offered at the best price in the area, featuring 4 bedrooms and 3 full bathrooms, with a functional and spacious layout that includes laundry room, kitchen, dining area, and living room, all very well maintained. Motivated sellers make this an excellent opportunity, ideal for large families or income-producing purposes. Located in a quiet, family-friendly and centrally located community, the property offers great amenities such as a swimming pool, clubhouse, and game room, providing comfort, convenience, and quality lifestyle. Lenders available to assist with financing. Schedule your showing today!

Key facts

• Clubhouse
• Laundry room
• Swimming pool

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• LAUNDRY ROOM
• SWIMMING POOL
• CLUBHOUSE
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Cap rate 31.9% 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 soft (-0.9%/yr); 176 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% of the median local income ($101k/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 $691 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.58% ✓
• Cap rate: 31.92%
• Cash-on-cash: 91.53%
• DSCR: 5.07
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 88.9%
• Equity multiple: 4.91×
• Total profit: $109,392
• Equity at exit: $14,910

10-year hold

• IRR: 91.2%
• Equity multiple: 9.22×
• Total profit: $230,108
• Equity at exit: $8,646

Cash invested: $28,000 (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 33325

• Rents YoY: -0.9%
• Active inventory: 176
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $3,578 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $2,136

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 35%

Sensitivity live

Price	-10% $2,205	-5% $2,170	+0% $2,136	+5% $2,101	+10% $2,067
Rent	-10% $1,853	-5% $1,994	+0% $2,136	+5% $2,277	+10% $2,418
Rate	-1.0pp $2,186	-0.5pp $2,161	base $2,136	+0.5pp $2,110	+1.0pp $2,083

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,650	$1.99	4d	1	0.28mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,750	$2.04	21d	1	0.28mi
141 SW 127th Ter Unit 141 Plantation, FL	3.0	2.5	1720	$3,600	$2.09	25d	1	0.45mi
13017 Riverwalk Cir S Plantation, FL	3.0	2.5	1892	$3,990	$2.11	25d	1	0.54mi
118 Riverwalk Cir Sunrise, FL	3.0	2.5	1447	$3,100	$2.14	25d	1	0.57mi
113 Riverwalk Cir W #141 Plantation, FL	3.0	2.5	1892	$3,600	$1.90	25d	1	0.59mi
12447 Emerald Creek Mnr Davie, FL	3.0	2.5	1872	$3,100	$1.66	25d	1	0.60mi
12471 NW 3rd St Unit D1 Plantation, FL	3.0	2.0	1681	$3,500	$2.08	25d	1	0.66mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$3,014	$2.68	25d	1	0.83mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$2,913	$2.59	20d	1	0.83mi
1210 SW 118th Ter Davie, FL	3.0	2.5	1654	$3,200	$1.93	18d	1	0.84mi
1210 SW 118th Ter #1210 Davie, FL	3.0	2.5	1654	$3,200	$1.93	15d	1	0.84mi
13500 NW 3rd St Plantation, FL	1.0–3.0	1.0–2.5	1099	$3,725	$3.39	3d	21	1.00mi
13761 Newport Mnr Davie, FL	3.0	2.0	1249	$3,500	$2.80	25d	1	1.08mi
617 NW 132nd Ter Unit 617 Plantation, FL	3.0	2.5	1577	$2,750	$1.74	25d	1	1.10mi
1631 SW 129th Way Davie, FL	3.0	2.0	1189	$3,700	$3.11	5d	1	1.12mi
651 Shiloh Ter Unit 651 Davie, FL	3.0	2.0	1249	$4,700	$3.76	25d	1	1.13mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	14d	1	1.36mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	13d	1	1.36mi
10939 W Broward Blvd #10939 Plantation, FL	3.0	3.0	1809	$3,000	$1.66	11d	1	1.41mi
12773 NW 11th Ct Sunrise, FL	3.0	2.0	1727	$3,700	$2.14	25d	1	1.43mi
1603 W Harmony Lake Cir Davie, FL	4.0	2.5	1886	$3,900	$2.07	25d	1	1.46mi
11000 Cameron Ct Davie, FL	1.0–3.0	1.0–2.0	1024	$2,942	$2.87	2d	26	1.46mi
12619 NW 11th Pl Sunrise, FL	4.0	2.5	1847	$3,800	$2.06	25d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $99,999 Active 14 DOM
2. 2026-06-17
   days on market $99,999 Active 13 DOM
3. 2026-06-16
   days on market $99,999 Active 12 DOM
4. 2026-06-15
   days on market $99,999 Active 11 DOM
5. 2026-06-13
   days on market $99,999 Active 9 DOM
6. 2026-06-09
   days on market $99,999 Active 5 DOM
7. 2026-06-07
   remarks 624-char remark
8. 2026-06-07
   listed $99,999 Active 3 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 ≥106°F today · 28 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: $42,939
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$3,435
• − Management: −$3,435
• − Depreciation: −$2,909
• Taxable income: $25,559
• Est. tax owed @ 24.0%: −$6,134
• After-tax cash flow: $19,495/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in excellent condition with a good condition score of 75. It offers a spacious layout and is located in a family-friendly community with great amenities. The property is ideal for large families or income-producing purposes.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating pool area with new furniture and landscaping — Improves outdoor living space and enhances property's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating pool area with new furniture and landscaping — Improves outdoor living space and enhances property's appeal ↑

ⓘ 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): 32,399
• Household income: $100,553
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 924.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 51% White 33% Two or more races 31% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 9% Dominican 1% Salvadoran 1%
• Common ancestry: Italian 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 49% English-only · Spanish 46% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -437.64%
• Current HPI: 385.1467
• Rent YoY: ▼ -0.88%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-05 Listed $99,999 FSBO.com
• 2026-04-09 Listing Removed — MARMLS
• 2026-01-08 Listed $99,999 MARMLS