5160 SW 40th Ave Unit 26D · Dania Beach, FL 33314

$195,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 140 Days on market

Built 1972 $764/mo HOA · 31% 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 +11.4/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2BED/2BATH CONDO LOCATED CLOSE TO 595 TURNPIKE WITH NEW KITCHEN APPLIANCES.

Key facts

• Charming fountain
• Garden view
• Screened balcony

Tags

• SCREENED BALCONY
• GARDEN VIEW
• WATER VIEW
• CHARMING FOUNTAIN
• SHADED GAZEBO
• CLUBHOUSE ROOM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, laundry, grounds maintenance, structure maintenance, parking, recreation facilities, sewer, trash and water; Community amenities: clubhouse, laundry, barbecue, picnic area, pool, storage

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Water service included in association; Sewer service included in association; Trash service included in association; Hot water included in association; Electric service (appliances listed require electricity)
• Home design: Attached property; 2-story building; Entry on level 2; Has a view
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Lagoon waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.8% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 186 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 45% of the median local income ($66k/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 140 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $195k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-39,225
• Equity at exit: $29,075

10-year hold

• IRR: -20.4%
• Equity multiple: 0.03×
• Total profit: $-52,902
• Equity at exit: $16,860

Cash invested: $54,600 (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 33314

• Rents YoY: 1.4%
• Active inventory: 186
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$81
• HOA: −$764
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-67

Break-even live

Break-even rent $2,544

Max offer price $183,091

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $-12	+0% $-67	+5% $-123	+10% $-178
Rent	-10% $-262	-5% $-165	+0% $-67	+5% $30	+10% $127
Rate	-1.0pp $31	-0.5pp $-18	base $-67	+0.5pp $-118	+1.0pp $-169

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	9d	1	0.05mi
5050 SW 40th Ave Unit 4 Fort Lauderdale, FL	2.0	1.0	750	$1,800	$2.40	20d	1	0.16mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,900	$2.74	14d	1	0.20mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,750	$2.59	9d	1	0.20mi
5269 SW 40th Ter #21 Fort Lauderdale, FL	2.0	2.0	1060	$2,400	$2.26	26d	1	0.21mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	2.0	1100	$2,650	$2.41	16d	1	0.26mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	3.0	1104	$2,650	$2.40	9d	1	0.26mi
4242 SW 49th Ct Unit 4242 Fort Lauderdale, FL	3.0	2.0	1050	$2,500	$2.38	26d	1	0.33mi
5219 SW 43rd Ter #1 Fort Lauderdale, FL	3.0	2.0	1241	$2,450	$1.97	26d	1	0.34mi
4917 SW 43rd Ter Unit A Fort Lauderdale, FL	3.0	2.0	975	$2,850	$2.92	22d	1	0.44mi
4917 SW 43rd Ter Unit B Fort Lauderdale, FL	1.0	1.0	975	$1,150	$1.18	26d	1	0.44mi
4285 SW 48th Ct Unit 4285 Fort Lauderdale, FL	3.0	2.0	1055	$2,950	$2.80	26d	1	0.46mi
4781 SW 39th Way Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1356	$2,687	$1.98	1d	11	0.47mi
4528 SW 54th St Unit 302 B Fort Lauderdale, FL	2.0	2.0	950	$2,200	$2.32	26d	1	0.50mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	17d	5	0.54mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	966	$2,150	$2.23	9d	2	0.54mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	18d	5	0.54mi
4697 SW 35th Ave Fort Lauderdale, FL	3.0	2.5	1342	$4,200	$3.13	26d	1	0.60mi
4465 Griffin Rd Fort Lauderdale, FL	2.0–3.0	2.0	1102	$2,799	$2.54	0d	24	0.63mi
4121 Stirling Rd #401 Davie, FL	2.0	2.0	1015	$2,200	$2.17	18d	1	0.64mi
4681 SW 43rd Ter Fort Lauderdale, FL	3.0	2.0	1146	$2,850	$2.49	26d	1	0.68mi
4111 Stirling Rd Davie, FL	2.0	1.5–2.0	980	$2,250	$2.30	22d	3	0.69mi
4111 Stirling Rd Davie, FL	1.0–2.0	1.0–1.5	945	$2,000	$2.12	1d	3	0.69mi
4681 SW 43rd Ter Unit 2 Fort Lauderdale, FL	3.0	1.0	1100	$2,600	$2.36	5d	1	0.69mi
4147 Stirling Rd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	916	$2,300	$2.51	6d	9	0.69mi
4671 SW 43rd Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	960	$3,200	$3.33	26d	1	0.70mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	9d	1	0.80mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	18d	1	0.81mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	5d	1	0.81mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	9d	1	0.83mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	13d	1	0.83mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	26d	1	0.83mi
4100 N 58th Ave #213 Hollywood, FL	2.0	2.0	1131	$2,500	$2.21	26d	1	0.85mi
4665 SW 33rd Ave Fort Lauderdale, FL	2.0	1.0	1164	$1,950	$1.68	9d	1	0.85mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	26d	1	0.85mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	26d	1	0.86mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	26d	1	0.86mi
4000 N 56th Ave Hollywood, FL	2.0	1.0–2.0	779	$2,195	$2.82	1d	7	0.86mi
3265 Griffin Rd #206 Fort Lauderdale, FL	1.0	1.0	713	$1,700	$2.38	19d	1	0.87mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	24d	1	0.89mi

HOA detail condo

• Monthly dues: $764 · $9,168/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   pricedays on market $195,000 Active 140 DOM
2. 2026-06-18
   days on market $220,000 Active 137 DOM
3. 2026-06-17
   days on market $220,000 Active 136 DOM
4. 2026-06-16
   days on market $220,000 Active 135 DOM
5. 2026-06-15
   days on market $220,000 Active 134 DOM
6. 2026-06-13
   days on market $220,000 Active 132 DOM
7. 2026-06-09
   days on market $220,000 Active 128 DOM
8. 2026-06-07
   days on market $220,000 Active 126 DOM
9. 2026-06-04
   days on market $220,000 Active 123 DOM
10. 2026-06-03
    days on market $220,000 Active 122 DOM
11. 2026-06-02
    days on market $220,000 Active 121 DOM
12. 2026-06-01
    days on market $220,000 Active 120 DOM
13. 2026-05-31
    days on market $220,000 Active 119 DOM
14. 2026-03-23
    price $220,000
15. 2026-02-19
    status Active
16. 2025-11-23
    status Active
17. 2025-10-26
    status Active
18. 2025-07-15
    listed $230,000 Active
19. 2020-07-15
    soldstatus $108,000
20. 2012-03-22
    soldstatus $65,000
21. 2012-03-15
    soldstatus $65,000 75-char remark

    Show marketing remark (75 chars)

    2BED/2BATH CONDO LOCATED CLOSE TO 595 TURNPIKE WITH NEW KITCHEN APPLIANCES.

22. 2011-01-05
    soldstatus $43,000 162-char remark

    Show marketing remark (162 chars)

    BANK FORECLOSURE, CONDO UNIT PRICED TO SELL, GOOD SIZE CONDO IN VERY QUIET AREA, GOOD INVESTMENT BUT NO LEASING FIRST YEAR OF OWNERHSHIP, SELLING BROKER MIN IS 2K

23. 2010-12-21
    historical 162-char remark

    Show marketing remark (162 chars)

    BANK FORECLOSURE, CONDO UNIT PRICED TO SELL, GOOD SIZE CONDO IN VERY QUIET AREA, GOOD INVESTMENT BUT NO LEASING FIRST YEAR OF OWNERHSHIP, SELLING BROKER MIN IS 2K

24. 2010-11-17
    listed $44,900 162-char remark

    Show marketing remark (162 chars)

    BANK FORECLOSURE, CONDO UNIT PRICED TO SELL, GOOD SIZE CONDO IN VERY QUIET AREA, GOOD INVESTMENT BUT NO LEASING FIRST YEAR OF OWNERHSHIP, SELLING BROKER MIN IS 2K

25. 2002-11-08
    soldstatus $82,000
26. 1993-06-03
    soldstatus $40,000
27. 1984-09-01
    soldstatus $42,000
28. 1981-09-01
    soldstatus $52,000

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,505
• − Mortgage interest: −$10,923
• − Property taxes: −$1,704
• − Insurance: −$975
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$9,168
• − Depreciation: −$5,673
• Taxable loss: −$3,658
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $69/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): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2205.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 30% White 29% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 1% Estonian 1%
• Foreign-born: 38% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 42% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -346.31%
• Current HPI: 433.1148
• Rent YoY: ▲ 1.45%
• 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

+323.1% since first listed

15 events — show timeline

• 2026-03-23 Price Changed $220,000 MARMLS
• 2026-02-19 Relisted — MARMLS
• 2025-11-23 Relisted — MARMLS
• 2025-10-26 Relisted — MARMLS
• 2025-07-15 Listed $230,000 MARMLS
• 2020-07-15 Sold (Public Records) $108,000 Public Records
• 2012-03-22 Sold (Public Records) $65,000 Public Records
• 2012-03-15 Sold (MLS) $65,000 MARMLS
• 2011-01-05 Sold (MLS) $43,000 Beaches MLS
• 2010-12-21 Listing Removed — Beaches MLS
• 2010-11-17 Listed $44,900 Beaches MLS
• 2002-11-08 Sold (Public Records) $82,000 Public Records
• 1993-06-03 Sold (Public Records) $40,000 Public Records
• 1984-09-01 Sold (Public Records) $42,000 Public Records
• 1981-09-01 Sold (Public Records) $52,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,704 · +5.1% YoY. Source: county tax records.