901 Cumberland Ter · Davie, FL 33325

$299,000

3 bd · 3.0 ba · 1,281 sqft · SingleFamily public records · 15 Days on market

Built 1987 3,217 sqft lot Est $564k · 47% under ↓ 5% since listing

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is being sold As-Is, property had major fire damage, second floor is gone. Bring in all your investors great opportunity to make this home great again!

Key facts

• 3,217 sq ft lot
• Garage
• Built 1987

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions

Exterior

• Parking: Attached or detached garage with 1 covered space; Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story home; Faces northwest; Resale property
• Construction: Block construction
• Exterior features: Lakefront property; Frontage on a city street; Frontage length approximately 12 feet; Lot is less than a quarter acre

Interior

• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Family room; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% 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 $2k of loan paydown is wiped out by about $9k 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 ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $101k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $294,515 (1.5% below list)

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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $563,640
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13431 SW 9th Pl	0.21mi	3/2.0	1,224 (-4%)	2mo	$551,000	$450	77
1001 SW 133rd Ter	0.30mi	3/2.0	1,154 (-10%)	3mo	$465,000	$403	63
13570 SW 10th Pl	0.19mi	3/2.0	1,407 (+10%)	12mo	$640,000	$455	61
14100 Langley Pl	0.57mi	3/2.5	1,217 (-5%)	11mo	$535,000	$440	54
13991 Dominion Pl	0.31mi	3/2.0	1,413 (+10%)	17mo	$585,000	$414	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-31,679
• Equity at exit: $44,582

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-29,499
• Equity at exit: $25,852

Cash invested: $83,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,130 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $407

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 82%

Sensitivity live

Price	-10% $613	-5% $510	+0% $407	+5% $303	+10% $200
Rent	-10% $159	-5% $283	+0% $407	+5% $530	+10% $654
Rate	-1.0pp $557	-0.5pp $483	base $407	+0.5pp $329	+1.0pp $250

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Shiloh Ter Unit 651 Davie, FL	3.0	2.0	1249	$4,700	$3.76	24d	1	0.24mi
13761 Newport Mnr Davie, FL	3.0	2.0	1249	$3,500	$2.80	24d	1	0.30mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	13d	1	0.54mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	14d	1	0.54mi
118 Riverwalk Cir Sunrise, FL	3.0	2.5	1447	$3,100	$2.14	24d	1	0.82mi
1631 SW 129th Way Davie, FL	3.0	2.0	1189	$3,700	$3.11	5d	1	0.90mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$2,913	$2.59	20d	1	0.93mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$3,014	$2.68	24d	1	0.93mi
200 Commodore Dr Plantation, FL	2.0	2.0	1078	$2,743	$2.54	22d	1	0.93mi
13500 NW 3rd St Plantation, FL	1.0–3.0	1.0–2.5	1099	$3,725	$3.39	3d	21	0.93mi
705 SW 148th Ave #213 Davie, FL	3.0	3.0	1409	$2,300	$1.63	17d	1	0.99mi
701 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,500	$1.95	24d	1	0.99mi
141 SW 127th Ter Unit 141 Plantation, FL	3.0	2.5	1720	$3,600	$2.09	24d	1	0.99mi
721 SW 148th Ave Davie, FL	2.0	2.0–3.0	1138	$2,700	$2.37	24d	2	1.01mi
781 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,675	$2.08	24d	2	1.01mi
781 SW 148th Ave Davie, FL	1.0–3.0	1.0–3.0	1176	$2,750	$2.34	15d	3	1.01mi
735 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,575	$2.00	24d	2	1.01mi
785 SW 148th Ave #1406 Davie, FL	3.0	3.0	1285	$2,550	$1.98	24d	1	1.01mi
741 SW 148th Ave Davie, FL	2.0	2.0	1064	$2,348	$2.21	5d	2	1.02mi
741 SW 148th Ave Davie, FL	2.0	2.0	1064	$2,348	$2.21	11d	2	1.02mi
741 SW 148th Ave #705 Davie, FL	2.0	2.0	1064	$2,395	$2.25	5d	1	1.02mi
761 SW 148th Ave #915 Davie, FL	2.0	2.0	1034	$2,380	$2.30	18d	1	1.02mi
761 SW 148th Ave #915 Davie, FL	2.0	2.0	1034	$2,490	$2.41	19d	1	1.02mi
711 SW 148th Ave Davie, FL	3.0	3.0	1347	$2,720	$2.02	8d	2	1.03mi
711 SW 148th Ave Davie, FL	3.0	3.0	1347	$2,750	$2.04	14d	3	1.03mi
14721 Vista Verdi Rd Davie, FL	3.0	2.0	1565	$4,000	$2.56	5d	1	1.04mi
715 SW 148th Ave #611 Davie, FL	2.0	1.0	1068	$2,250	$2.11	13d	1	1.04mi
715 SW 148th Ave #611 Davie, FL	2.0	1.0	1068	$2,250	$2.11	8d	1	1.04mi
400 Commodore Dr #308 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	1.04mi
771 SW 148th Ave #1305 Davie, FL	2.0	1.0	1068	$2,250	$2.11	2d	1	1.04mi
745 SW 148th Ave #815 Davie, FL	2.0	2.0	1034	$2,425	$2.35	24d	1	1.06mi
751 SW 148th Ave Davie, FL	2.0–3.0	2.0–3.0	1123	$2,775	$2.47	24d	3	1.08mi
430 Commodore Dr #210 Plantation, FL	2.0	2.0	1130	$2,100	$1.86	24d	1	1.10mi
430 Commodore Dr Unit 430 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	1.10mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,750	$2.04	21d	1	1.17mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,650	$1.99	4d	1	1.17mi
617 NW 132nd Ter Unit 617 Plantation, FL	3.0	2.5	1577	$2,750	$1.74	24d	1	1.29mi
12447 Emerald Creek Mnr Davie, FL	3.0	2.5	1872	$3,100	$1.66	24d	1	1.34mi
1329 SW 151st Way Sunrise, FL	3.0	2.0	1800	$3,900	$2.17	8d	1	1.37mi
12471 NW 3rd St Unit D1 Plantation, FL	3.0	2.0	1681	$3,500	$2.08	24d	1	1.39mi

Listing history 15 events

1. 2026-06-04
   status $299,000 Pending 15 DOM
2. 2026-06-03
   days on market $299,000 Active 15 DOM
3. 2026-06-02
   days on market $299,000 Active 14 DOM
4. 2026-06-01
   days on market $299,000 Active 13 DOM
5. 2026-05-31
   days on market $299,000 Active 12 DOM
6. 2026-05-21
   price $299,000
7. 2026-05-08
   listed $400,000 Active
8. 2021-08-30
   historical
9. 2021-08-30
   status Active
10. 2021-06-30
    status Active
11. 2021-04-30
    status Active
12. 2021-02-24
    price $392,000
13. 2021-02-16
    price $395,000
14. 2021-01-28
    listed $400,000 Active
15. 2018-12-28
    soldstatus $315,000

ⓘ 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 (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: $37,564
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,005
• − Management: −$3,005
• − Depreciation: −$8,698
• Taxable income: $127
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $4,849/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): 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

-5.1% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $299,000 MARMLS
• 2026-05-08 Listed $400,000 MARMLS
• 2021-08-30 Listing Removed — MARMLS
• 2021-08-30 Relisted — MARMLS
• 2021-06-30 Relisted — MARMLS
• 2021-04-30 Relisted — MARMLS
• 2021-02-24 Price Changed $392,000 MARMLS
• 2021-02-16 Price Changed $395,000 MARMLS
• 2021-01-28 Listed $400,000 MARMLS
• 2018-12-28 Sold (Public Records) $315,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $20,363 · +57.5% YoY. Source: county tax records.