2321 SW 85th Ave · Davie, FL 33324

$249,900

2 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 102 Days on market

Built 2010 3,200 sqft lot Est $221k · 13% over $129/mo HOA · 5% 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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2/2 double wide built in 2010 with carport - two sheds - gorgeous wood laminate floors through out -open kitchen with Island - -washer and dryer could be moved inside as there are hookups in laundry area - - - - one of the larger homes available in Park City- financing available - -assoc. states it is HOPA verified - -priced right for quick sale - truly a must see. .. .. .. .

Key facts

• 3,200 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Has association with monthly fee of $129; Association amenities include clubhouse, pool, and shuffleboard court; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport; 2 covered/carport spaces; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One level; Faces northeast; Resale condition
• Construction: Composition/shingle roof; Skirt: other; 1 story
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $250k implies a 1251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $221,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 SW 83rd Ave	0.13mi	3/2.0 (+1)	1,350 (+4%)	2mo	$230,000	$170	81
8601 SW 22nd Ct	0.11mi	3/2.0 (+1)	1,260 (-3%)	22mo	$247,000	$196	66
1888 SW 85th Ave	0.35mi	2/1.5	1,121 (-14%)	2mo	$144,000	$128	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-22,582
• Equity at exit: $37,261

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-8,476
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,535 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$104
• HOA: −$129
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $351

Break-even live

Break-even rent $2,091

Max offer price $249,900

Occupancy floor 81%

Sensitivity live

Price	-10% $492	-5% $422	+0% $351	+5% $280	+10% $210
Rent	-10% $151	-5% $251	+0% $351	+5% $451	+10% $551
Rate	-1.0pp $477	-0.5pp $415	base $351	+0.5pp $286	+1.0pp $220

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9138 SW 23rd St Unit B Davie, FL	3.0	3.0	1488	$3,000	$2.02	0d	1	0.32mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	16d	1	0.34mi
8141 SW 24th Ct #106 Davie, FL	2.0	2.0	949	$1,900	$2.00	15d	1	0.34mi
2800 SW 87th Ave #1111 Davie, FL	2.0	2.5	1230	$2,700	$2.20	6d	1	0.35mi
2471 SW 82nd Ave Davie, FL	2.0	2.0	879	$1,850	$2.10	21d	1	0.36mi
8101 SW 24th Ct Davie, FL	1.0–2.0	1.5–2.0	881	$2,300	$2.61	16d	4	0.38mi
8101 SW 24th Ct Davie, FL	2.0	2.0	985	$2,250	$2.28	19d	3	0.38mi
2075 SW 82nd Ave #2075 Davie, FL	2.0	2.0	907	$3,200	$3.53	5d	1	0.38mi
2060 SW 90th Ave Unit A18 Davie, FL	2.0	2.5	1500	$2,800	$1.87	4d	1	0.40mi
2152 SW 81st Way #2152 Davie, FL	2.0	2.0	1230	$3,375	$2.74	4d	1	0.41mi
2921 SW 87th Ave #511 Davie, FL	2.0	2.5	1700	$2,350	$1.38	25d	1	0.43mi
2140 SW 90th Ave Davie, FL	1.0	1.0	1500	$1,500	$1.00	25d	1	0.43mi
2430 SW 81st Ave #408 Davie, FL	2.0	2.0	1021	$2,100	$2.06	4d	1	0.43mi
2500 SW 81st Ave #401 Davie, FL	2.0	2.0	1021	$1,795	$1.76	25d	1	0.47mi
2161 Orange Grove Dr Unit D9 Davie, FL	3.0	2.5	1628	$2,750	$1.69	25d	1	0.48mi
2931 SW 87th Ter #1921 Davie, FL	2.0	2.5	1230	$2,650	$2.15	5d	1	0.50mi
2931 SW 87th Ter #1921 Davie, FL	2.0	2.5	1230	$2,650	$2.15	4d	1	0.50mi
8032 SW 21st Pl Davie, FL	3.0	2.0	1276	$2,995	$2.35	25d	1	0.51mi
2957 Quail Run Ln Davie, FL	3.0	2.0	1362	$3,600	$2.64	25d	1	0.52mi
52 Madrid Ln Unit 1 Davie, FL	3.0	2.5	1590	$2,800	$1.76	25d	1	0.54mi
27 Matador Ln Unit 6-20 Davie, FL	3.0	2.5	1590	$2,750	$1.73	4d	1	0.54mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	11d	1	0.56mi
14 Matador Ln Unit 3-27 Davie, FL	3.0	2.5	1590	$2,850	$1.79	13d	1	0.56mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,700	$1.50	8d	1	0.56mi
29 Madrid Ln Unit 8-9 Davie, FL	3.0	2.5	1800	$2,800	$1.56	18d	1	0.56mi
1705 Whitehall Dr #304 Davie, FL	2.0	2.0	1385	$2,599	$1.88	11d	1	0.57mi
1705 Whitehall Dr Davie, FL	2.0	2.0	1385	$2,450	$1.77	21d	2	0.58mi
42 Madrid Ln Unit 7-16 Davie, FL	1.0	2.5	1360	$1,295	$0.95	8d	1	0.59mi
42 Madrid Ln Unit 7 Davie, FL	1.0	3.0	1360	$1,300	$0.96	19d	1	0.59mi
1774 SW 81st Ln Unit 1-31 Davie, FL	3.0	2.5	1630	$2,950	$1.81	6d	1	0.60mi
1774 SW 81st Ln Unit 1774 Davie, FL	3.0	2.5	1640	$3,400	$2.07	15d	1	0.60mi
3001 W Rolling Hills Cir #710 Davie, FL	2.0	2.0	1140	$2,200	$1.93	2d	1	0.61mi
3001 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1040	$2,250	$2.16	12d	2	0.61mi
3001 W Rolling Hills Cir Davie, FL	1.0–2.0	1.5–2.0	1020	$2,200	$2.16	18d	2	0.61mi
1518 Whitehall Dr #104 Davie, FL	2.0	2.0	1385	$2,700	$1.95	5d	1	0.62mi
1774 SW 81st Ln #1 Davie, FL	3.0	2.5	1630	$2,950	$1.81	0d	1	0.63mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	25d	1	0.66mi
35 Cortez Way Unit 1-43 Davie, FL	2.0	2.0	1140	$2,200	$1.93	8d	1	0.66mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	8d	1	0.66mi
9230 Lagoon Pl #411 Davie, FL	2.0	2.0	970	$1,950	$2.01	25d	1	0.66mi

HOA detail

• Monthly dues: $129 · $1,548/yr

Listing history 17 events

1. 2026-06-21
   days on market $249,900 Active 102 DOM
2. 2026-06-18
   days on market $249,900 Active 99 DOM
3. 2026-06-17
   days on market $249,900 Active 98 DOM
4. 2026-06-16
   days on market $249,900 Active 97 DOM
5. 2026-06-15
   days on market $249,900 Active 96 DOM
6. 2026-06-13
   days on market $249,900 Active 94 DOM
7. 2026-06-09
   days on market $249,900 Active 90 DOM
8. 2026-06-07
   days on market $249,900 Active 88 DOM
9. 2026-06-04
   days on market $249,900 Active 85 DOM
10. 2026-06-03
    days on market $249,900 Active 84 DOM
11. 2026-06-02
    days on market $249,900 Active 83 DOM
12. 2026-06-01
    days on market $249,900 Active 82 DOM
13. 2026-05-31
    days on market $249,900 Active 81 DOM
14. 2026-04-28
    price $249,900
15. 2026-03-23
    price $255,000
16. 2026-01-12
    listed $269,900 Active
17. 1977-05-01
    soldstatus $18,500

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$778/yr (+$65/mo · 60.0%)

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

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 · 27 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: $30,420
• − Mortgage interest: −$13,998
• − Property taxes: −$1,296
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − HOA: −$1,548
• − Depreciation: −$7,270
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $4,167/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

+1250.8% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $249,900 Beaches MLS
• 2026-03-23 Price Changed $255,000 Beaches MLS
• 2026-01-12 Listed $269,900 Beaches MLS
• 1977-05-01 Sold (Public Records) $18,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,296 · +1.4% YoY. Source: county tax records.