223 S Federal Hwy #6 · Dania Beach, FL 33004

$129,000

1 bd · 1.0 ba · 620 sqft · Condo public records · 96 Days on market

Built 1958 $210/mo HOA · 12% of rent ↓ 7% 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 +24.8/30.0
• 1% rule +8.8/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated, well-kept 1st-floor unit in all- age community of Sunshine Villas, Dania Beach. Ceramic tile throughout, built-in cabinetry, and a seamless open concept layout. Spacious bedroom and living area with a pristine, charming bathroom. Enjoy courtyard views and front-row access to shuffleboard in a bright, airy space perfect for contemporary living within a welcoming community. A serene retreat in a well-maintained community. Come see this unit, and make it your very own.

Key facts

• Built-in cabinetry
• Bright airy space
• Courtyard views

Tags

• 1ST-FLOOR UNIT
• CERAMIC TILE
• BUILT-IN CABINETRY
• OPEN CONCEPT LAYOUT
• COURTYARD VIEWS
• BRIGHT AIRY SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: schools D, 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.
• Market conditions: Rents soft (-1.7%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/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 $892 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.65×
• Total profit: $-12,672
• Equity at exit: $19,234

10-year hold

• IRR: -7.0%
• Equity multiple: 0.63×
• Total profit: $-13,310
• Equity at exit: $11,154

Cash invested: $36,120 (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 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$676
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$210
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $208

Break-even live

Break-even rent $1,522

Max offer price $129,000

Occupancy floor 83%

Sensitivity live

Price	-10% $281	-5% $244	+0% $208	+5% $171	+10% $135
Rent	-10% $67	-5% $137	+0% $208	+5% $278	+10% $349
Rate	-1.0pp $273	-0.5pp $241	base $208	+0.5pp $175	+1.0pp $141

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 SE 2nd St Unit 2 Dania Beach, FL	1.0	1.0	450	$1,300	$2.89	25d	1	0.07mi
200 SE 3rd St #2 Dania Beach, FL	1.0	1.0	500	$1,500	$3.00	2d	1	0.08mi
200 SE 3rd St #2 Dania Beach, FL	1.0	1.0	500	$1,590	$3.18	15d	1	0.08mi
101 SE 2nd St Dania Beach, FL	—	1.0	600	$1,500	$2.50	20d	1	0.08mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	8d	1	0.22mi
101 SW 1st St Dania Beach, FL	1.0–2.0	1.0–2.0	967	$2,643	$2.73	2d	41	0.23mi
242 SE Park St Unit 1-3 Dania Beach, FL	1.0	1.0	400	$1,200	$3.00	22d	1	0.26mi
242 SE Park St Unit 2 Dania Beach, FL	1.0	1.0	400	$1,300	$3.25	25d	1	0.26mi
180 E Dania Beach Blvd Dania, FL	1.0	1.0	613	$2,400	$3.92	19d	3	0.28mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$2,614	$3.07	2d	39	0.34mi
13 NE 2nd Ave #201 Dania, FL	2.0	1.0	690	$1,600	$2.32	25d	1	0.34mi
133 SW 5th Ct Unit B Dania Beach, FL	1.0	1.0	450	$1,299	$2.89	25d	1	0.38mi
129 SW 5th Ct Unit 1 Dania Beach, FL	1.0	1.0	424	$1,450	$3.42	25d	1	0.38mi
125 SW 5th Ct Unit 1 Dania Beach, FL	1.0	1.0	424	$1,450	$3.42	25d	1	0.38mi
50 N Federal Hwy Unit 4 Dania Beach, FL	1.0	1.0	500	$1,345	$2.69	3d	1	0.39mi
50 N Federal Hwy Unit 4 Dania Beach, FL	1.0	1.0	500	$1,245	$2.49	2d	1	0.39mi
105 SW 5th Ct Unit 2 Dania Beach, FL	1.0	1.0	700	$1,700	$2.43	25d	1	0.40mi
34 SW 6th Ave Apt 4 Dania Beach, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.46mi
41 SW 7th Ave Unit 1 Dania Beach, FL	1.0	1.0	620	$1,500	$2.42	8d	1	0.47mi
210 SW 7th St Dania, FL	1.0	1.0	600	$1,600	$2.67	6d	1	0.51mi
210 SW 7th St Dania, FL	1.0	1.0	465	$1,600	$3.44	8d	1	0.51mi
704 SW 2nd Ave Dania, FL	1.0	1.0	648	$1,900	$2.93	25d	1	0.53mi
201 NE 2nd Ave Unit 1 Dania Beach, FL	—	1.0	550	$1,475	$2.68	2d	1	0.56mi
201 NE 2nd Ave Unit 1 Dania Beach, FL	—	1.0	550	$1,550	$2.82	25d	1	0.56mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$2,638	$2.77	2d	32	0.56mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$2,869	$3.05	2d	34	0.69mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,107	$2.26	3d	3	0.77mi
24 SW 13th St Unit 1-5 Dania Beach, FL	1.0	1.0	650	$1,800	$2.77	25d	1	0.80mi
243 SW 12th St Dania, FL	1.0	1.0	660	$1,600	$2.42	25d	1	0.81mi
257 SW 12th St Unit 1 Dania Beach, FL	2.0	1.0	638	$2,250	$3.53	8d	1	0.82mi
26 SE 13th Ter Unit 6 Dania Beach, FL	—	1.0	500	$1,300	$2.60	11d	1	0.86mi
26 SE 13th Ter Unit 6 Dania Beach, FL	—	1.0	500	$1,200	$2.40	3d	1	0.86mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$2,452	$2.83	2d	25	0.86mi
42 SW 14th St Unit 103 Dania Beach, FL	1.0	1.0	600	$1,700	$2.83	25d	1	0.86mi
42 SW 14th St Unit 103 Dania Beach, FL	1.0	1.0	600	$1,650	$2.75	22d	1	0.86mi
105 NW 14th Way Dania Beach, FL	2.0	1.0	650	$1,795	$2.76	8d	1	0.90mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	3d	2	0.93mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$2,463	$2.48	2d	19	0.93mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	3d	1	0.94mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,097	$2.44	4d	6	0.96mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-15
   status $129,000 Pending 96 DOM
2. 2026-06-15
   days on market $129,000 Active 96 DOM
3. 2026-06-13
   days on market $129,000 Active 94 DOM
4. 2026-06-09
   days on market $129,000 Active 90 DOM
5. 2026-06-07
   days on market $129,000 Active 88 DOM
6. 2026-06-04
   days on market $129,000 Active 85 DOM
7. 2026-06-03
   days on market $129,000 Active 84 DOM
8. 2026-06-02
   days on market $129,000 Active 83 DOM
9. 2026-06-01
   days on market $129,000 Active 82 DOM
10. 2026-05-31
    days on market $129,000 Active 81 DOM
11. 2026-05-16
    price $139,000 481-char remark

    Show marketing remark (481 chars)

    Renovated, well-kept 1st-floor unit in all- age community of Sunshine Villas, Dania Beach. Ceramic tile throughout, built-in cabinetry, and a seamless open concept layout. Spacious bedroom and living area with a pristine, charming bathroom. Enjoy courtyard views and front-row access to shuffleboard in a bright, airy space perfect for contemporary living within a welcoming community. A serene retreat in a well-maintained community. Come see this unit, and make it your very own.

12. 2026-02-22
    listed $149,900 Active 481-char remark

    Show marketing remark (481 chars)

    Renovated, well-kept 1st-floor unit in all- age community of Sunshine Villas, Dania Beach. Ceramic tile throughout, built-in cabinetry, and a seamless open concept layout. Spacious bedroom and living area with a pristine, charming bathroom. Enjoy courtyard views and front-row access to shuffleboard in a bright, airy space perfect for contemporary living within a welcoming community. A serene retreat in a well-maintained community. Come see this unit, and make it your very own.

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,344 · $195/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,417
• − Mortgage interest: −$7,226
• − Property taxes: −$2,344
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$2,520
• − Depreciation: −$3,753
• Taxable income: $705
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,326/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): 17,094
• Household income: $52,574
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1999.0

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 0.68)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 24% Two or more races 19% Asian 1%
• Hispanic origin (detail): Puerto Rican 5% Cuban 7% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 25% Other Indo-European 4% French/Haitian/Cajun 4%

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: ▼ -377.03%
• Current HPI: 335.6607
• Rent YoY: ▼ -1.66%
• 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

-7.3% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $139,000 Beaches MLS
• 2026-02-22 Listed $149,900 Beaches MLS

Property tax history

+3.8%/yr

Latest (2025): $2,344 · -4.7% YoY. Source: county tax records.