10550 W State Road 84 · Davie, FL 33324

$135,000

3 bd · 2.0 ba · 7,672 sqft · Other public records · 37 Days on market

Built 1977

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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
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful renovated manufactured home for sale in Davie, Florida. It features a spacious living room, dining room, 3 bedrooms, 2 bathrooms, an open kitchen with new appliances, air conditioning in the bedrooms, and large windows overlooking the back of the house, creating a balcony atmosphere with a beautiful lake view, ideal for relaxing. Parking for two cars. Also includes a storage room. 55+ community. It has a swimming pool and lounge for recreation. Land rent: $1,500/month. Sold as is. Price: $135,000. For sale by owner. Visit us now. Make this beautiful house your new home or an investment. Laundry room included. Information: (347) 9329132/ (347) 6858017. Make your appointment now!!

Key facts

• Large windows
• Storage room
• Lake view

Tags

• RENOVATED MANUFACTURED HOME
• OPEN KITCHEN
• LARGE WINDOWS
• LAKE VIEW
• STORAGE ROOM
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 45% 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 $933 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 7y ago 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.34% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.63%
• DSCR: 3.21
• GRM: 3.6

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: 45.3%
• Equity multiple: 2.91×
• Total profit: $72,220
• Equity at exit: $20,129

10-year hold

• IRR: 50.4%
• Equity multiple: 5.48×
• Total profit: $169,404
• Equity at exit: $11,672

Cash invested: $37,800 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 398
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,160 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,563

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 46%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $135,000 Active 37 DOM
2. 2026-06-17
   days on market $135,000 Active 36 DOM
3. 2026-06-16
   days on market $135,000 Active 35 DOM
4. 2026-06-15
   days on market $135,000 Active 34 DOM
5. 2026-06-13
   days on market $135,000 Active 32 DOM
6. 2026-06-09
   days on market $135,000 Active 28 DOM
7. 2026-06-07
   days on market $135,000 Active 26 DOM
8. 2026-06-04
   days on market $135,000 Active 23 DOM
9. 2026-06-03
   days on market $135,000 Active 22 DOM
10. 2026-06-02
    days on market $135,000 Active 21 DOM
11. 2026-06-01
    days on market $135,000 Active 20 DOM
12. 2026-05-31
    days on market $135,000 Active 19 DOM
13. 2026-05-12
    listed $135,000 Active
14. 2025-12-19
    historical
15. 2025-12-18
    historical
16. 2025-12-11
    price $140,000
17. 2025-11-26
    price $145,000
18. 2025-11-24
    price $130,000
19. 2025-11-08
    price $150,000
20. 2025-10-04
    price $160,000
21. 2025-09-25
    listed $150,000 Active
22. 2025-09-22
    price $169,999
23. 2025-09-22
    price $174,999
24. 2025-09-17
    price $175,000
25. 2025-09-06
    listed $180,000 Active
26. 2025-05-20
    historical $1,800
27. 2025-04-22
    listed $1,800
28. 2024-10-12
    price $76,000
29. 2024-09-19
    historical
30. 2024-09-10
    listed $79,000 Active
31. 2024-06-24
    historical
32. 2024-06-16
    historical
33. 2024-06-02
    listed $129,900 Active
34. 2024-06-02
    listed $129,900 Active
35. 2024-05-09
    historical
36. 2024-05-08
    listed $119,000 Active
37. 2024-05-07
    historical
38. 2024-05-03
    price $119,000
39. 2024-04-26
    listed $125,000 Active
40. 2024-04-26
    historical
41. 2024-04-15
    listed $155,000 Active
42. 2023-08-15
    historical
43. 2023-07-23
    listed $75,000 Active
44. 2023-07-21
    historical
45. 2022-10-27
    historical
46. 2022-10-25
    price $108,000
47. 2022-10-19
    status Active
48. 2022-10-19
    price $108,000
49. 2022-10-19
    price $108,000
50. 2022-10-19
    price $110,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 21 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: $37,920
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − Depreciation: −$3,927
• Taxable income: $17,664
• Est. tax owed @ 24.0%: −$4,239
• After-tax cash flow: $14,522/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

-98.8% since first listed

69 events — show timeline

• 2026-05-12 Listed $135,000 FSBO.com
• 2025-12-19 Listing Removed — MARMLS
• 2025-12-18 Listing Removed — MARMLS
• 2025-12-11 Price Changed $140,000 MARMLS
• 2025-11-26 Price Changed $145,000 MARMLS
• 2025-11-24 Price Changed $130,000 MARMLS
• 2025-11-08 Price Changed $150,000 MARMLS
• 2025-10-04 Price Changed $160,000 MARMLS
• 2025-09-25 Listed $150,000 MARMLS
• 2025-09-22 Price Changed $169,999 MARMLS
• 2025-09-22 Price Changed $174,999 MARMLS
• 2025-09-17 Price Changed $175,000 MARMLS
• 2025-09-06 Listed $180,000 MARMLS
• 2025-05-20 Rental Removed $1,800 Avail
• 2025-04-22 Listed for Rent $1,800 Avail
• 2024-10-12 Price Changed $76,000 MARMLS
• 2024-09-19 Listing Removed — MARMLS
• 2024-09-10 Listed $79,000 MARMLS
• 2024-06-24 Listing Removed — MARMLS
• 2024-06-16 Listing Removed — MARMLS
• 2024-06-02 Listed $129,900 MARMLS
• 2024-06-02 Listed $129,900 MARMLS
• 2024-05-09 Listing Removed — MARMLS
• 2024-05-08 Listed $119,000 MARMLS
• 2024-05-07 Listing Removed — MARMLS
• 2024-05-03 Price Changed $119,000 MARMLS
• 2024-04-26 Listing Removed — MARMLS
• 2024-04-26 Listed $125,000 MARMLS
• 2024-04-15 Listed $155,000 MARMLS
• 2023-08-15 Listing Removed — MARMLS
• 2023-07-23 Listed $75,000 MARMLS
• 2023-07-21 Coming Soon — MARMLS
• 2022-10-27 Listing Removed — MARMLS
• 2022-10-25 Price Changed $108,000 MARMLS
• 2022-10-19 Relisted — MARMLS
• 2022-10-19 Price Changed $108,000 MARMLS
• 2022-10-19 Price Changed $108,000 MARMLS
• 2022-10-19 Price Changed $110,000 MARMLS
• 2022-10-19 Listing Removed — MARMLS
• 2022-10-05 Listed $70,000 MARMLS
• 2022-09-27 Listed $110,000 MARMLS
• 2022-09-06 Listing Removed — MARMLS
• 2022-08-25 Listed $79,900 MARMLS
• 2022-05-06 Listing Removed — MARMLS
• 2022-05-02 Listed $80,000 MARMLS
• 2022-03-23 Listing Removed — MARMLS
• 2022-03-21 Price Changed $135,000 MARMLS
• 2022-03-20 Listing Removed — MARMLS
• 2022-03-09 Listed $89,900 MARMLS
• 2022-03-08 Listed $150,000 MARMLS
• 2022-02-25 Listing Removed — MARMLS
• 2022-02-11 Listed $40,000 MARMLS
• 2022-02-07 Listing Removed — MARMLS
• 2022-01-29 Listed $50,000 MARMLS
• 2021-05-20 Listing Removed — MARMLS
• 2021-05-14 Listing Removed — MARMLS
• 2021-05-05 Listed $40,000 MARMLS
• 2021-04-18 Listed $25,000 MARMLS
• 2020-11-21 Listing Removed — MARMLS
• 2020-11-05 Listed $65,000 MARMLS
• 2020-10-01 Listing Removed — Beaches MLS
• 2020-06-18 Price Changed $20,000 Beaches MLS
• 2020-06-08 Listed $23,000 Beaches MLS
• 2019-12-17 Delisted — MARMLS
• 2019-12-05 Price Changed $36,200 MARMLS
• 2019-11-13 Price Changed $37,900 MARMLS
• 2019-09-08 Listed $38,900 MARMLS
• 2019-04-04 Listing Removed — MARMLS
• 1998-09-01 Sold (Public Records) $11,000,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $610,044 · +6.8% YoY. Source: county tax records.