3016 SW 52nd St · Dania Beach, FL 33312

$199,900

2 bd · 2.0 ba · 996 sqft · Manufactured public records · 42 Days on market

Built 1985 3,200 sqft lot Est $219k · 9% under $80/mo HOA · 3% of rent

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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 +26.4/30.0
• ARV discount +11.4/15.0
• DSCR +9.0/10.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

True handyman - but, ready to make it your own - - 2/2 double wide with carport - -shed - -needs TLC - but priced for quick sale - buyer must pay a $2,500 Capital Contribution fee to the assoc. at closing - low maintenance fees - ($70 month) -

Key facts

• 3,200 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.9% in Dania Beach — 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 77/100 on livability (#180 in FL, #2,806 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A, housing A; Watch: employment D, amenities F.
• 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: Mary M Bethune Elementary School (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 413 students, 90% FRL); Attucks Middle School (math 35% / reading 46%, grade F, #360 of 571 statewide, top 64%, 738 students, 75% FRL); Hollywood Hills High School (math 14% / reading 31%, grade F, #539 of 667 statewide, top 81%, 1,718 students, 68% FRL) — zoned schools average 78% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 412 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 40% of the median local income ($76k/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 $6k 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 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $200k implies a 104% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.27% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $219,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5301 SW 30th Ter	0.03mi	2/2.0	956 (-4%)	3mo	$210,000	$220	89

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,208
• Equity at exit: $29,806

10-year hold

• IRR: 6.2%
• Equity multiple: 1.42×
• Total profit: $23,658
• Equity at exit: $17,284

Cash invested: $55,972 (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 33312

• Rents YoY: 1.3%
• Active inventory: 412
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$83
• HOA: −$80
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $524

Break-even live

Break-even rent $1,867

Max offer price $199,900

Occupancy floor 74%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	2d	1	0.15mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	22d	1	0.22mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	7d	1	0.26mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	24d	1	0.28mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	24d	1	0.29mi
4961 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	800	$2,500	$3.12	24d	1	0.31mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	24d	1	0.32mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	2d	1	0.34mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	16d	1	0.34mi
4940 SW 28th Ter Fort Lauderdale, FL	2.0	1.0	640	$2,000	$3.12	24d	1	0.35mi
4910 SW 28th Ter #3 Fort Lauderdale, FL	1.0	1.0	650	$1,699	$2.61	24d	1	0.37mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	5d	1	0.38mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	10d	1	0.38mi
2915 W Marina Dr Unit 2915 Fort Lauderdale, FL	1.0	1.0	1080	$1,800	$1.67	17d	1	0.38mi
3265 Griffin Rd #206 Fort Lauderdale, FL	1.0	1.0	713	$1,700	$2.38	17d	1	0.46mi
2750 Griffin Rd Fort Lauderdale, FL	1.0	1.0	811	$2,600	$3.21	24d	13	0.48mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	24d	1	0.50mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	24d	1	0.52mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,034	$2.87	1d	31	0.53mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	5d	1	0.55mi
5880 SW 32nd Ter Fort Lauderdale, FL	1.0	1.0	900	$1,800	$2.00	24d	1	0.57mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	24d	1	0.58mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	24d	1	0.60mi
4850 SW 26th Ave Unit 4 Fort Lauderdale, FL	2.0	2.0	800	$2,200	$2.75	10d	1	0.62mi
3071 SW 45th St Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	16d	1	0.73mi
2308 Anchor Ct #2703 Fort Lauderdale, FL	2.0	2.5	1100	$2,200	$2.00	24d	1	0.74mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	7d	1	0.79mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	2d	1	0.79mi
2210 Coral Reef Ct Fort Lauderdale, FL	2.0	2.5	1083	$2,475	$2.29	24d	1	0.89mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	1d	3	0.91mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	14d	4	0.91mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	4d	3	0.91mi
4000 N Hills Dr #30 Hollywood, FL	1.0	1.5	833	$2,000	$2.40	24d	1	0.93mi
4040 N Hills Dr #25 Hollywood, FL	1.0	1.5	833	$2,100	$2.52	1d	1	0.99mi
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	7d	1	1.02mi
5050 SW 40th Ave Unit 4 Fort Lauderdale, FL	2.0	1.0	750	$1,800	$2.40	18d	1	1.08mi
4781 SW 39th Way Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1356	$2,897	$2.14	1d	11	1.10mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,750	$2.59	7d	1	1.19mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,900	$2.74	12d	1	1.19mi
5269 SW 40th Ter #21 Fort Lauderdale, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	1.19mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-07
   price $199,900
3. 2026-02-24
   listed $225,000 Active
4. 2004-09-22
   soldstatus $98,000

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,351
• − Mortgage interest: −$11,198
• − Property taxes: −$3,156
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − HOA: −$960
• − Depreciation: −$5,815
• Taxable income: $3,367
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $5,474/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 — Dania Beach

• Score: 77/100
• State rank: #180
• US rank: #2806

Category grades

Amenities F Commute A+ Cost of living A Crime B Employment D Housing A Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dania Beach, FL
• County: Broward County · 1,963,430 people
• City population: 17,094
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

+104.0% since first listed

4 events — show timeline

• 2026-04-22 Pending — Beaches MLS
• 2026-04-07 Price Changed $199,900 Beaches MLS
• 2026-02-24 Listed $225,000 Beaches MLS
• 2004-09-22 Sold (Public Records) $98,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,156 · +9.5% YoY. Source: county tax records.