314 SE 10th St #103 · Dania Beach, FL 33004

$205,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 145 Days on market

Built 1979 $495/mo HOA · 20% 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 +20.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.4/10.0
• 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

Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

Key facts

• Easy access
• Near dining
• Near shopping

Tags

• FIRST-FLOOR UNIT
• GROUND-LEVEL RESIDENCE
• EASY ACCESS
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS

Property features AI

Finance

• Other: Annual tax amount reported
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $495; Association fee includes trash; Association amenities include a pool; Senior community

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Complex fenced
• Utilities: Central water and sewer (association); Electric service
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Year built: Unknown
• Exterior features: Complex is fenced; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; First-floor entry; Handicap access; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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 at typical pace (median 23d 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 $2,512/mo this rent would consume 57% 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 145 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 6.8

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-23,833
• Equity at exit: $30,566

10-year hold

• IRR: -9.0%
• Equity multiple: 0.53×
• Total profit: $-27,007
• Equity at exit: $17,725

Cash invested: $57,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$85
• HOA: −$495
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $259

Break-even live

Break-even rent $2,184

Max offer price $205,000

Occupancy floor 85%

Sensitivity live

Price	-10% $375	-5% $317	+0% $259	+5% $201	+10% $143
Rent	-10% $61	-5% $160	+0% $259	+5% $359	+10% $458
Rate	-1.0pp $363	-0.5pp $312	base $259	+0.5pp $206	+1.0pp $152

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	25d	1	0.05mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	3d	1	0.05mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	12d	1	0.14mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	25d	1	0.18mi
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	25d	1	0.22mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	25d	1	0.22mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	25d	1	0.24mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	25d	1	0.25mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	25d	1	0.25mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	25d	1	0.28mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	25d	1	0.30mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	4d	2	0.30mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	4d	1	0.32mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	25d	1	0.32mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	3d	1	0.32mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	4d	6	0.32mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	21d	1	0.33mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	25d	1	0.33mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	12d	1	0.36mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	25d	1	0.36mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	18d	1	0.36mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	25d	1	0.40mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	23d	1	0.40mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	0d	1	0.41mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	25d	1	0.42mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	21d	1	0.42mi
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	25d	1	0.43mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	8d	1	0.45mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	25d	1	0.45mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	20d	1	0.45mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	8d	1	0.45mi
1159 SE 6th Ct Dania, FL	3.0	2.5	1238	$3,400	$2.75	25d	1	0.46mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	23d	1	0.46mi
519 E Sheridan St #1082 Dania Beach, FL	2.0	2.0	1162	$2,650	$2.28	0d	1	0.46mi
619 E Sheridan St #106 Dania, FL	2.0	2.0	1138	$2,500	$2.20	3d	1	0.46mi
508 SW 2nd Ave Unit Back Dania Beach, FL	1.0	1.0	900	$1,350	$1.50	25d	1	0.50mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	2d	31	0.51mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	16d	1	0.55mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	3d	1	0.55mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	25d	1	0.55mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $205,000 Active 145 DOM
2. 2026-06-18
   days on market $205,000 Active 142 DOM
3. 2026-06-17
   days on market $205,000 Active 141 DOM
4. 2026-06-16
   days on market $205,000 Active 140 DOM
5. 2026-06-15
   days on market $205,000 Active 139 DOM
6. 2026-06-13
   days on market $205,000 Active 137 DOM
7. 2026-06-09
   days on market $205,000 Active 133 DOM
8. 2026-06-07
   pricedays on market $205,000 Active 131 DOM
9. 2026-06-04
   days on market $215,000 Active 128 DOM
10. 2026-06-03
    days on market $215,000 Active 127 DOM
11. 2026-06-02
    days on market $215,000 Active 126 DOM
12. 2026-06-01
    days on market $215,000 Active 125 DOM
13. 2026-05-31
    days on market $215,000 Active 124 DOM
14. 2026-04-13
    price $215,000
15. 2026-03-09
    price $235,900
16. 2026-01-27
    listed $250,000 Active
17. 2022-02-02
    soldstatus $240,000
18. 2022-01-28
    soldstatus $240,000 Closed 625-char remark

    Show marketing remark (625 chars)

    Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

19. 2022-01-09
    status Pending 625-char remark

    Show marketing remark (625 chars)

    Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

20. 2021-09-27
    status Active 625-char remark

    Show marketing remark (625 chars)

    Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

21. 2021-08-30
    status Active 625-char remark

    Show marketing remark (625 chars)

    Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

22. 2021-06-04
    historical 625-char remark

    Show marketing remark (625 chars)

    Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

23. 2021-03-01
    listed $240,000 Active 625-char remark

    Show marketing remark (625 chars)

    Beautiful 2/2, completely remodeled condo close to the beach & Hollywood boardwalk! shopping, restaurants, Dania Beach Casino are close by. Minutes to FT-Lauderdale airport. Easy access to many golf courses and Gulfstream Horse track. This 55+building is in a perfect location!Large 2 bedrooms 2 baths updated ground floor unit. Great bedroom size with lots of closet space, and all in one washer/dryer in the unit. Nice sized living room. Tranquil screened in patio offers views o the pool. Parking spot right in front of your door. You will enjoy living here or having the perfect winter get away! Move in quickly!!

24. 2020-12-31
    historical
25. 2020-07-29
    price $240,000
26. 2020-07-28
    status Active
27. 2020-07-22
    historical
28. 2020-06-26
    listed $199,000 Active
29. 1980-12-01
    soldstatus $13,700
30. 1977-11-01
    soldstatus $32,900

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$867/yr (+$72/mo · 103.8%)

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

Taxation est. · year 1

• Rental income: $30,143
• − Mortgage interest: −$11,483
• − Property taxes: −$835
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − HOA: −$5,940
• − Depreciation: −$5,964
• Taxable income: $73
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $3,095/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

+553.5% since first listed

17 events — show timeline

• 2026-04-13 Price Changed $215,000 MARMLS
• 2026-03-09 Price Changed $235,900 MARMLS
• 2026-01-27 Listed $250,000 MARMLS
• 2022-02-02 Sold (Public Records) $240,000 Public Records
• 2022-01-28 Sold (MLS) $240,000 MARMLS
• 2022-01-09 Pending — MARMLS
• 2021-09-27 Relisted — MARMLS
• 2021-08-30 Relisted — MARMLS
• 2021-06-04 Listing Removed — MARMLS
• 2021-03-01 Listed $240,000 MARMLS
• 2020-12-31 Listing Removed — MARMLS
• 2020-07-29 Price Changed $240,000 MARMLS
• 2020-07-28 Relisted — MARMLS
• 2020-07-22 Listing Removed — MARMLS
• 2020-06-26 Listed $199,000 MARMLS
• 1980-12-01 Sold (Public Records) $13,700 Public Records
• 1977-11-01 Sold (Public Records) $32,900 Public Records

Property tax history

-5.7%/yr

Latest (2025): $835 · +7.3% YoY. Source: county tax records.