131 SE 3rd Ave #608 · Dania Beach, FL 33004

$209,000

2 bd · 2.0 ba · 1,190 sqft · Condo public records · 99 Days on market

Built 1980 $575/mo HOA · 23% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOP FLOOR, CORNER UNIT WITH AMAZING WATER VIEW, IMPACT WINDOWS, FURNISHED 2/2, UPDATED KITCHEN, GRANITE COUNTERS, NEWER CERAMIC TILE, AMPLE CLOSET SPACE. LOCATION CLOSE TO BEACH, DANIA BEACH PIER, NEW DANIA POINTE SHOPPING & RESTAURANTS, FT LAUDERDALE AIPORT, CASINOS, DOWNTOWN HOLLYWOOD. 55+ COMMUNITY, WELL MAINTAINED, WITH COMMUNITY POOL AND MORE!

Key facts

• Ample closet space
• Newer ceramic tile
• Updated kitchen

Tags

• IMPACT WINDOWS
• UPDATED KITCHEN
• GRANITE COUNTERS
• NEWER CERAMIC TILE
• AMPLE CLOSET SPACE
• POPCORN CEILINGS REMOVED

Property features AI

Finance

• Other: Senior community
• HOA & community: Has association; Quarterly HOA fee; Association amenities include a pool; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, reserve funds, recreation facility and pool service

Exterior

• Parking: Guest parking
• Security: Security system; Other security features
• Utilities: Water service included in association; Sewer service included in association; Electric service; Trash service included in association
• Home design: Condominium; 6-story building; Located east of US-1
• Construction: Block construction
• Exterior features: Screened porch; Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Walk-in closets; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (11.4% below list).
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $185k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Dania Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 414 students, 76% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.7%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,542/mo this rent would consume 58% of the median local household income ($53k/yr) (locally 1999% 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 $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 99 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $66k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,190 (11.4% 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 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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: 1.22% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 6.9

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: -25.9%
• Equity multiple: 0.16×
• Total profit: $-49,434
• Equity at exit: $31,163

10-year hold

• IRR: -49.8%
• Equity multiple: -0.38×
• Total profit: $-80,993
• Equity at exit: $18,071

Cash invested: $58,520 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$319 /mo · $3,824/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$575
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-135

Break-even live

Break-even rent $2,713

Max offer price $185,190

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 SE 3rd St Dania, FL	2.0	2.0	1190	$2,325	$1.95	16d	2	0.04mi
121 SE 3rd Ave #504 Dania, FL	2.0	2.0	1190	$2,000	$1.68	24d	1	0.05mi
121 SE 3rd Ave #106 Dania, FL	2.0	2.0	1190	$2,300	$1.93	24d	1	0.05mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	2d	1	0.10mi
141 SE 3rd Ave #203 Dania, FL	2.0	2.0	1190	$2,500	$2.10	24d	1	0.12mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	10d	1	0.12mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	10d	1	0.12mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	4d	1	0.12mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	24d	1	0.12mi
301 SE 3rd St #204 Dania, FL	2.0	2.0	1190	$2,650	$2.23	4d	1	0.15mi
301 SE 3rd St #109 Dania, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	0.15mi
301 SE 3rd St Dania, FL	1.0–2.0	1.0–2.0	1190	$2,650	$2.23	2d	2	0.15mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	19d	1	0.26mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,150	$3.31	1d	32	0.27mi
115 SE 2nd St Unit 1 Dania Beach, FL	2.0	1.0	1150	$2,400	$2.09	24d	1	0.31mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	17d	1	0.34mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	24d	1	0.36mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	24d	1	0.37mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$3,606	$3.83	1d	34	0.40mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	24d	1	0.40mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	12d	6	0.41mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	10d	3	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	24d	6	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,925	$2.26	5d	3	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	10d	4	0.41mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	5d	2	0.42mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,089	$3.62	1d	39	0.45mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	19d	1	0.45mi
241 SW 1st Ave Unit 1-2 Dania Beach, FL	2.0	1.0	1450	$2,200	$1.52	4d	1	0.46mi
101 SW 1st St Dania Beach, FL	1.0–2.0	1.0–2.0	967	$4,080	$4.22	1d	41	0.48mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	2d	3	0.52mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	7d	1	0.53mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	24d	1	0.57mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	24d	1	0.58mi
212 SW 2nd Pl Unit 1258734P Dania Beach, FL	2.0	2.5	1259	$6,253	$4.97	3d	1	0.59mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	24d	1	0.62mi
241 SW 3rd Ter Dania, FL	3.0	2.0	1163	$3,100	$2.67	4d	1	0.67mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	24d	1	0.68mi
101 NE 2nd Pl Dania, FL	3.0	2.0	1346	$3,500	$2.60	24d	1	0.68mi
229 SW 3rd Pl Dania, FL	2.0	1.0	764	$2,700	$3.53	24d	1	0.68mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $209,000 Active 99 DOM
2. 2026-06-17
   days on market $209,000 Active 98 DOM
3. 2026-06-16
   days on market $209,000 Active 97 DOM
4. 2026-06-15
   days on market $209,000 Active 96 DOM
5. 2026-06-13
   days on market $209,000 Active 94 DOM
6. 2026-06-09
   days on market $209,000 Active 90 DOM
7. 2026-06-07
   days on market $209,000 Active 88 DOM
8. 2026-06-04
   days on market $209,000 Active 85 DOM
9. 2026-06-03
   days on market $209,000 Active 84 DOM
10. 2026-06-02
    days on market $209,000 Active 83 DOM
11. 2026-06-02
    price $209,000 Active 82 DOM
12. 2026-06-01
    days on market $219,000 Active 82 DOM
13. 2026-05-31
    days on market $219,000 Active 81 DOM
14. 2026-05-01
    price $219,000
15. 2026-04-10
    price $239,000
16. 2026-03-18
    price $249,000
17. 2026-02-27
    listed $275,000 Active
18. 2022-06-02
    soldstatus $290,000
19. 2022-06-01
    soldstatus $290,000 Closed 356-char remark

    Show marketing remark (356 chars)

    TOP FLOOR, CORNER UNIT WITH AMAZING WATER VIEW, IMPACT WINDOWS, FURNISHED 2/2, UPDATED KITCHEN, GRANITE COUNTERS, NEWER CERAMIC TILE, AMPLE CLOSET SPACE. LOCATION CLOSE TO BEACH, DANIA BEACH PIER, NEW DANIA POINTE SHOPPING & RESTAURANTS, FT LAUDERDALE AIPORT, CASINOS, DOWNTOWN HOLLYWOOD. 55+ COMMUNITY, WELL MAINTAINED, WITH COMMUNITY POOL AND MORE!

20. 2022-05-15
    status Pending 356-char remark

    Show marketing remark (356 chars)

    TOP FLOOR, CORNER UNIT WITH AMAZING WATER VIEW, IMPACT WINDOWS, FURNISHED 2/2, UPDATED KITCHEN, GRANITE COUNTERS, NEWER CERAMIC TILE, AMPLE CLOSET SPACE. LOCATION CLOSE TO BEACH, DANIA BEACH PIER, NEW DANIA POINTE SHOPPING & RESTAURANTS, FT LAUDERDALE AIPORT, CASINOS, DOWNTOWN HOLLYWOOD. 55+ COMMUNITY, WELL MAINTAINED, WITH COMMUNITY POOL AND MORE!

21. 2022-04-07
    price $295,000 356-char remark

    Show marketing remark (356 chars)

    TOP FLOOR, CORNER UNIT WITH AMAZING WATER VIEW, IMPACT WINDOWS, FURNISHED 2/2, UPDATED KITCHEN, GRANITE COUNTERS, NEWER CERAMIC TILE, AMPLE CLOSET SPACE. LOCATION CLOSE TO BEACH, DANIA BEACH PIER, NEW DANIA POINTE SHOPPING & RESTAURANTS, FT LAUDERDALE AIPORT, CASINOS, DOWNTOWN HOLLYWOOD. 55+ COMMUNITY, WELL MAINTAINED, WITH COMMUNITY POOL AND MORE!

22. 2022-02-07
    price $305,000 356-char remark

    Show marketing remark (356 chars)

    TOP FLOOR, CORNER UNIT WITH AMAZING WATER VIEW, IMPACT WINDOWS, FURNISHED 2/2, UPDATED KITCHEN, GRANITE COUNTERS, NEWER CERAMIC TILE, AMPLE CLOSET SPACE. LOCATION CLOSE TO BEACH, DANIA BEACH PIER, NEW DANIA POINTE SHOPPING & RESTAURANTS, FT LAUDERDALE AIPORT, CASINOS, DOWNTOWN HOLLYWOOD. 55+ COMMUNITY, WELL MAINTAINED, WITH COMMUNITY POOL AND MORE!

23. 2021-11-18
    listed $329,000 Active 356-char remark

    Show marketing remark (356 chars)

    TOP FLOOR, CORNER UNIT WITH AMAZING WATER VIEW, IMPACT WINDOWS, FURNISHED 2/2, UPDATED KITCHEN, GRANITE COUNTERS, NEWER CERAMIC TILE, AMPLE CLOSET SPACE. LOCATION CLOSE TO BEACH, DANIA BEACH PIER, NEW DANIA POINTE SHOPPING & RESTAURANTS, FT LAUDERDALE AIPORT, CASINOS, DOWNTOWN HOLLYWOOD. 55+ COMMUNITY, WELL MAINTAINED, WITH COMMUNITY POOL AND MORE!

24. 1980-12-01
    soldstatus $59,900

ⓘ 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: $3,824 · $319/mo
• Projected year-2 tax: $3,824 · $319/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $30,508
• − Mortgage interest: −$11,707
• − Property taxes: −$3,824
• − Insurance: −$1,842
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$6,900
• − Depreciation: −$6,080
• Taxable loss: −$4,727
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $-483/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

+265.6% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $219,000 Beaches MLS
• 2026-04-10 Price Changed $239,000 Beaches MLS
• 2026-03-18 Price Changed $249,000 Beaches MLS
• 2026-02-27 Listed $275,000 Beaches MLS
• 2022-06-02 Sold (Public Records) $290,000 Public Records
• 2022-06-01 Sold (MLS) $290,000 MARMLS
• 2022-05-15 Pending — MARMLS
• 2022-04-07 Price Changed $295,000 MARMLS
• 2022-02-07 Price Changed $305,000 MARMLS
• 2021-11-18 Listed $329,000 MARMLS
• 1980-12-01 Sold (Public Records) $59,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,824 · -4.8% YoY. Source: county tax records.