3024 SW 51st St · Dania Beach, FL 33312

$350,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 97 Days on market

Built 1987 3,200 sqft lot Est $261k · 34% over $60/mo HOA · 2% 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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Sought after Ravenswood neighborhood, 3 bedrooms and 2 full baths. You own your own land here! Pool, tennis and playground.

Key facts

• Own your own land
• Tennis
• Pool

Tags

• RAVENSWOOD NEIGHBORHOOD
• OWN YOUR OWN LAND
• POOL
• TENNIS
• PLAYGROUND

Property features AI

Finance

• HOA & community: Monthly association fee of $60; Community pool

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story residence; Faces north; Manufactured home zoning (RMH)
• Construction: Aluminum siding; Resale property
• Exterior features: Community pool; No additional exterior features listed

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (8.2% below list).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 rising (+1.3%/yr); 420 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,212/mo this rent would consume 51% 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 $10k 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 97 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $135k; list at $350k implies a 159% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $261,288
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Teakwood Ln	0.33mi	3/2.0	1,268 (-7%)	3mo	$279,000	$220	70
5608 Lagoon Dr	0.38mi	2/2.0 (-1)	1,467 (+7%)	15mo	$280,000	$191	52
2840 SW Cypress Dr	0.51mi	3/2.0	1,176 (-14%)	2mo	$135,999	$116	52

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-43,366
• Equity at exit: $52,186

10-year hold

• IRR: -6.0%
• Equity multiple: 0.64×
• Total profit: $-35,209
• Equity at exit: $30,262

Cash invested: $98,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $3,212 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$146
• HOA: −$60
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $295

Break-even live

Break-even rent $2,838

Max offer price $350,000

Occupancy floor 86%

Sensitivity live

Price	-10% $493	-5% $394	+0% $295	+5% $196	+10% $97
Rent	-10% $42	-5% $168	+0% $295	+5% $422	+10% $549
Rate	-1.0pp $472	-0.5pp $384	base $295	+0.5pp $205	+1.0pp $112

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 Park Pl #5838 Fort Lauderdale, FL	3.0	2.5	1854	$3,950	$2.13	25d	1	0.11mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	25d	1	0.14mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	4d	1	0.15mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	25d	1	0.17mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	12d	1	0.17mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	8d	1	0.17mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	23d	1	0.22mi
3070 Red Mangrove Ln S Unit 202-2 Fort Lauderdale, FL	3.0	3.0	1410	$2,550	$1.81	18d	1	0.25mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	8d	1	0.26mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	25d	1	0.28mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	25d	1	0.29mi
4924 SW 30th Ter Fort Lauderdale, FL	3.0	2.5	1820	$2,950	$1.62	17d	1	0.29mi
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	25d	1	0.32mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	18d	1	0.34mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	4d	1	0.34mi
4962 SW 32nd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	23d	1	0.35mi
5374 SW 33rd Ave Fort Lauderdale, FL	3.0	2.0	1814	$6,500	$3.58	25d	1	0.36mi
4878 SW 32nd Ter Fort Lauderdale, FL	3.0	2.5	1520	$3,300	$2.17	19d	1	0.37mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	21d	1	0.40mi
3330 SW 50th St Fort Lauderdale, FL	3.0	2.0	1648	$8,000	$4.85	25d	1	0.44mi
2680 SW 54th St Fort Lauderdale, FL	3.0	2.0	1592	$2,000	$1.26	25d	1	0.46mi
4938 SW 33rd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	25d	1	0.49mi
4920 SW 27th Ave Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	25d	1	0.50mi
4920 SW 27th Ave Unit 4920 Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	5d	1	0.50mi
2630 SW 49th Ct Fort Lauderdale, FL	3.0	3.0	1404	$3,195	$2.28	25d	1	0.51mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	25d	1	0.52mi
4923 SW 33rd Way Unit 4923 Fort Lauderdale, FL	3.0	2.0	1852	$6,495	$3.51	18d	1	0.52mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	5d	1	0.53mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	4d	1	0.53mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,787	$3.59	3d	31	0.53mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	6d	1	0.55mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	25d	1	0.55mi
5600 Park Rd Fort Lauderdale, FL	3.0	2.0	1248	$3,100	$2.48	0d	1	0.56mi
4665 SW 33rd Ave Fort Lauderdale, FL	2.0	1.0	1164	$1,950	$1.68	8d	1	0.57mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	25d	1	0.58mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	25d	1	0.58mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	25d	1	0.59mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	25d	1	0.60mi
4936 Whispering Way Fort Lauderdale, FL	3.0	2.5	1508	$4,150	$2.75	8d	1	0.61mi
4936 Whispering Way Unit 4936 Fort Lauderdale, FL	3.0	2.5	1508	$4,250	$2.82	25d	1	0.61mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $350,000 Active 97 DOM
2. 2026-06-18
   days on market $350,000 Active 94 DOM
3. 2026-06-17
   days on market $350,000 Active 93 DOM
4. 2026-06-16
   days on market $350,000 Active 92 DOM
5. 2026-06-15
   days on market $350,000 Active 91 DOM
6. 2026-06-13
   days on market $350,000 Active 89 DOM
7. 2026-06-09
   days on market $350,000 Active 85 DOM
8. 2026-06-08
   days on market $350,000 Active 84 DOM
9. 2026-06-07
   days on market $350,000 Active 83 DOM
10. 2026-06-04
    days on market $350,000 Active 80 DOM
11. 2026-06-03
    days on market $350,000 Active 79 DOM
12. 2026-06-02
    days on market $350,000 Active 78 DOM
13. 2026-06-01
    days on market $350,000 Active 77 DOM
14. 2026-05-31
    days on market $350,000 Active 76 DOM
15. 2026-03-03
    listed $350,000 Active
16. 2025-11-30
    historical
17. 2025-04-28
    listed $350,000 Active
18. 2020-07-10
    soldstatus $135,000
19. 2014-08-06
    historical
20. 2014-07-15
    listed $94,000 Active
21. 2008-02-08
    soldstatus $95,000
22. 1987-04-20
    soldstatus $18,500

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$494/yr (+$41/mo · 20.5%)

ⓘ 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 7 d/yr ≥105°F today · 25 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: $38,546
• − Mortgage interest: −$19,605
• − Property taxes: −$2,411
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,084
• − Management: −$3,084
• − HOA: −$720
• − Depreciation: −$10,182
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $4,094/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

+1791.9% since first listed

8 events — show timeline

• 2026-03-03 Listed $350,000 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-04-28 Listed $350,000 MARMLS
• 2020-07-10 Sold (Public Records) $135,000 Public Records
• 2014-08-06 Listing Removed — MARMLS
• 2014-07-15 Listed $94,000 MARMLS
• 2008-02-08 Sold (Public Records) $95,000 Public Records
• 1987-04-20 Sold (Public Records) $18,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,411 · +5.0% YoY. Source: county tax records.