5310 SW 27th Ter · Dania Beach, FL 33312

$269,900

3 bd · 2.0 ba · 1,480 sqft · Manufactured public records · 39 Days on market

Built 1984 3,732 sqft lot Est $326k · 17% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• 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 MLS

''PROPERTY SOLD ''''AS-IS'''' LIENS OR CODE VIOLATIONS MAY OR MAY NOT EXIST ON THIS'' PROPERTY AND ARE THE RESPONSIBILITY OF THE BROKER/PURCHASER TO RESOLVE.

Key facts

• Cul de sac
• Wood laminate floors
• No rear neighbor

Tags

• WOOD LAMINATE FLOORS
• SPLIT BEDROOM PLAN
• NO REAR NEIGHBOR
• CUL DE SAC

Property features AI

Finance

• Other: Pets allowed (dogs and cats permitted)
• HOA & community: Has association (Ravenswood Estates); Monthly HOA fee of $80; HOA covers common areas, recreation facilities, and pool service; Community amenities include pool, clubhouse, playground, basketball and tennis courts, and recreation facilities

Exterior

• Parking: 3 parking spaces; Open parking
• Utilities: Public water; Public sewer; Cable available; Other utilities
• Home design: Manufactured home; One-story; South-facing; Resale condition
• Construction: Modular construction; Metal roof; 1,480 total building area
• Exterior features: Public maintained road; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heating present (type: other); Ceiling fans; Wall/window cooling units
• Interior features: Built-in features; Walk-in closets; Accessible kitchen
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (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 24d 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).
• At $3,033/mo this rent would consume 48% of the median local household income ($76k/yr) (locally 1903% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 39 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $94k; list at $270k implies a 186% 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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: 1.12% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $325,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5608 Lagoon Dr	0.65mi	2/2.0 (-1)	1,467 (-1%)	15mo	$280,000	$191	51
3220 Teakwood Ln	0.65mi	3/2.0	1,268 (-14%)	3mo	$279,000	$220	44

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-4,402
• Equity at exit: $40,243

10-year hold

• IRR: 6.3%
• Equity multiple: 1.44×
• Total profit: $32,994
• Equity at exit: $23,336

Cash invested: $75,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,033 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$112
• HOA: −$80
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $699

Break-even live

Break-even rent $2,149

Max offer price $269,900

Occupancy floor 72%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2680 SW 54th St Fort Lauderdale, FL	3.0	2.0	1592	$2,000	$1.26	24d	1	0.11mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	20d	1	0.14mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	5d	1	0.19mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	24d	1	0.21mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	3d	1	0.22mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	2d	1	0.22mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	24d	1	0.23mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	24d	1	0.26mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	24d	1	0.27mi
2630 SW 49th Ct Fort Lauderdale, FL	3.0	3.0	1404	$3,195	$2.28	24d	1	0.30mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	24d	1	0.32mi
4936 Whispering Way Unit 4936 Fort Lauderdale, FL	3.0	2.5	1508	$4,250	$2.82	24d	1	0.34mi
4936 Whispering Way Fort Lauderdale, FL	3.0	2.5	1508	$4,150	$2.75	7d	1	0.34mi
4920 SW 27th Ave Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	24d	1	0.35mi
4920 SW 27th Ave Unit 4920 Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	3d	1	0.35mi
5605 SW 24th Ave Fort Lauderdale, FL	3.0	2.0	1333	$3,500	$2.63	24d	1	0.37mi
4965 Leeward Ln Fort Lauderdale, FL	3.0	2.5	1379	$2,750	$1.99	24d	1	0.38mi
2325 Mariner Ct #2809 Fort Lauderdale, FL	3.0	2.5	1391	$2,575	$1.85	24d	1	0.39mi
4961 Leeward Ln #3102 Fort Lauderdale, FL	3.0	3.0	1382	$2,850	$2.06	10d	1	0.39mi
4964 Leeward Ln Fort Lauderdale, FL	3.0	2.5	1400	$3,000	$2.14	24d	1	0.41mi
2308 Anchor Ct #2703 Fort Lauderdale, FL	2.0	2.5	1100	$2,200	$2.00	24d	1	0.41mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,787	$3.59	1d	31	0.42mi
2307 Anchor Ct #4006 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	3d	1	0.42mi
2307 Anchor Ct #4006 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	24d	1	0.42mi
3050 Park Pl #5838 Fort Lauderdale, FL	3.0	2.5	1854	$3,950	$2.13	24d	1	0.45mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	7d	1	0.46mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	2d	1	0.46mi
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	24d	1	0.47mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	20d	1	0.47mi
4951 Tradewinds Ter #707 Fort Lauderdale, FL	3.0	2.5	1616	$2,600	$1.61	24d	1	0.50mi
4924 SW 30th Ter Fort Lauderdale, FL	3.0	2.5	1820	$2,950	$1.62	15d	1	0.50mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	2d	1	0.51mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	24d	1	0.51mi
4950 Tradewinds Ter #505 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	10d	1	0.52mi
4950 Tradewinds Ter #505 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	14d	1	0.52mi
3070 Red Mangrove Ln S Unit 202-2 Fort Lauderdale, FL	3.0	3.0	1410	$2,550	$1.81	16d	1	0.52mi
4907 Spinnaker Dr #4807 Fort Lauderdale, FL	3.0	2.5	1391	$2,650	$1.91	7d	1	0.53mi
2460 SW 58th Mnr Fort Lauderdale, FL	3.0	2.0	1300	$3,400	$2.62	24d	1	0.53mi
2460 SW 58th Mnr Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1300	$3,300	$2.54	24d	1	0.53mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	11d	1	0.54mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 14 events

1. 2026-06-18
   days on market $269,900 Active 39 DOM
2. 2026-06-17
   days on market $269,900 Active 38 DOM
3. 2026-06-16
   days on market $269,900 Active 37 DOM
4. 2026-06-15
   days on market $269,900 Active 36 DOM
5. 2026-06-13
   days on market $269,900 Active 34 DOM
6. 2026-06-09
   days on market $269,900 Active 30 DOM
7. 2026-06-08
   status $269,900 Active 29 DOM
8. 2026-04-27
   listed $269,900 Active
9. 2004-04-29
   soldstatus $94,300
10. 2002-08-29
    soldstatus $49,990 157-char remark

    Show marketing remark (157 chars)

    ''PROPERTY SOLD ''''AS-IS'''' LIENS OR CODE VIOLATIONS MAY OR MAY NOT EXIST ON THIS'' PROPERTY AND ARE THE RESPONSIBILITY OF THE BROKER/PURCHASER TO RESOLVE.

11. 2002-05-22
    historical 157-char remark

    Show marketing remark (157 chars)

    ''PROPERTY SOLD ''''AS-IS'''' LIENS OR CODE VIOLATIONS MAY OR MAY NOT EXIST ON THIS'' PROPERTY AND ARE THE RESPONSIBILITY OF THE BROKER/PURCHASER TO RESOLVE.

12. 2001-07-12
    listed $47,000 157-char remark

    Show marketing remark (157 chars)

    ''PROPERTY SOLD ''''AS-IS'''' LIENS OR CODE VIOLATIONS MAY OR MAY NOT EXIST ON THIS'' PROPERTY AND ARE THE RESPONSIBILITY OF THE BROKER/PURCHASER TO RESOLVE.

13. 1996-12-13
    soldstatus $65,000
14. 1993-03-05
    soldstatus $50,000

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,166/yr (+$97/mo · 108.6%)

ⓘ 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 6 d/yr ≥105°F today · 21 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: $36,393
• − Mortgage interest: −$15,119
• − Property taxes: −$1,074
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − HOA: −$960
• − Depreciation: −$7,852
• Taxable income: $4,217
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $7,371/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

+439.8% since first listed

7 events — show timeline

• 2026-04-27 Listed $269,900 Beaches MLS
• 2004-04-29 Sold (Public Records) $94,300 Public Records
• 2002-08-29 Sold (MLS) $49,990 Beaches MLS
• 2002-05-22 Listing Removed — Beaches MLS
• 2001-07-12 Listed $47,000 Beaches MLS
• 1996-12-13 Sold (Public Records) $65,000 Public Records
• 1993-03-05 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,074 · +6.4% YoY. Source: county tax records.