5580 SW 32nd Ter · Dania Beach, FL 33312

$245,000

2 bd · 2.0 ba · 1,032 sqft · Manufactured public records

Built 1977 3,200 sqft lot Est $227k · 8% over $115/mo HOA · 4% of rent

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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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolutly gorgeous 2/2 double wid e with beautiful wood and tile floors through out - - - carport - shed - screened in area - -newer central air -(2025) -- - -roof approx. 8 years - - - priced right for quick sale - -assoc. states that you can't rent for three years and the buyer must pay a $2,500 Capital Contribution fee at closing - -truly a must see - -great curb appeal with stunning trees plus mango tree.

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 $245k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 8.4% 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: Stirling Elementary School (math 31% / reading 43%, grade F, #1,609 of 2,144 statewide, top 77%, 535 students, 74% 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 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% 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 rising (+1.3%/yr); 420 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $122k; list at $245k implies a 101% 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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $227,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5301 SW 30th Ter	0.35mi	2/2.0	956 (-7%)	3mo	$210,000	$220	69
2840 SW Cypress Dr	0.49mi	3/2.0 (+1)	1,176 (+14%)	2mo	$135,999	$116	48

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-16,750
• Equity at exit: $36,530

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,321
• Equity at exit: $21,183

Cash invested: $68,600 (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 33312

• Rents YoY: 1.3%
• Active inventory: 420
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,577 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$102
• HOA: −$115
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $429

Break-even live

Break-even rent $2,035

Max offer price $245,000

Occupancy floor 78%

Sensitivity live

Price	-10% $567	-5% $498	+0% $429	+5% $359	+10% $290
Rent	-10% $225	-5% $327	+0% $429	+5% $530	+10% $632
Rate	-1.0pp $552	-0.5pp $491	base $429	+0.5pp $365	+1.0pp $301

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5880 SW 32nd Ter Fort Lauderdale, FL	1.0	1.0	900	$1,800	$2.00	25d	1	0.17mi
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	25d	1	0.23mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	6d	1	0.33mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	12d	1	0.33mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	25d	1	0.34mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	9d	1	0.34mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	12d	1	0.34mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	25d	1	0.35mi
2915 W Marina Dr Unit 2915 Fort Lauderdale, FL	1.0	1.0	1080	$1,800	$1.67	18d	1	0.37mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	4d	1	0.49mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	9d	1	0.50mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,034	$2.87	3d	31	0.51mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	23d	1	0.54mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	18d	1	0.59mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	4d	1	0.59mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	25d	1	0.61mi
3070 Red Mangrove Ln S Unit 202-2 Fort Lauderdale, FL	3.0	3.0	1410	$2,550	$1.81	18d	1	0.62mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	25d	1	0.63mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	22d	1	0.64mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	3d	3	0.64mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	16d	4	0.64mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	6d	3	0.64mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	25d	1	0.64mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	25d	1	0.64mi
4000 N Hills Dr #30 Hollywood, FL	1.0	1.5	833	$2,000	$2.40	25d	1	0.65mi
4040 N Hills Dr #25 Hollywood, FL	1.0	1.5	833	$2,100	$2.52	3d	1	0.66mi
5600 Park Rd Fort Lauderdale, FL	3.0	2.0	1248	$3,100	$2.48	0d	1	0.69mi
4961 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	800	$2,500	$3.12	25d	1	0.73mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.74mi
3265 Griffin Rd #206 Fort Lauderdale, FL	1.0	1.0	713	$1,700	$2.38	18d	1	0.75mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	22d	1	0.76mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	25d	1	0.77mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	25d	1	0.82mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	25d	1	0.82mi
4665 SW 33rd Ave Fort Lauderdale, FL	2.0	1.0	1164	$1,950	$1.68	9d	1	0.83mi
2460 SW 58th Mnr Fort Lauderdale, FL	3.0	2.0	1300	$3,400	$2.62	25d	1	0.85mi
2460 SW 58th Mnr Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1300	$3,300	$2.54	25d	1	0.85mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	25d	1	0.86mi
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	9d	1	0.86mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	6d	1	0.87mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 6 events

1. 2026-02-25
   historical
2. 2025-12-04
   listed $245,000
3. 2018-08-08
   soldstatus $122,000
4. 2008-07-01
   soldstatus $78,000
5. 1999-06-28
   soldstatus $50,500
6. 1985-08-01
   soldstatus $40,000

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$769/yr (+$64/mo · 60.8%)

ⓘ 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 9/10 Extreme 4 d/yr ≥105°F today · 15 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: $30,925
• − Mortgage interest: −$13,724
• − Property taxes: −$1,265
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − HOA: −$1,380
• − Depreciation: −$7,127
• Taxable income: $1,256
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $4,842/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

+512.5% since first listed

6 events — show timeline

• 2026-02-25 Listing Removed — Beaches MLS
• 2025-12-04 Listed $245,000 Beaches MLS
• 2018-08-08 Sold (Public Records) $122,000 Public Records
• 2008-07-01 Sold (Public Records) $78,000 Public Records
• 1999-06-28 Sold (Public Records) $50,500 Public Records
• 1985-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,265 · +5.8% YoY. Source: county tax records.