111 SE 3rd Ave #606 · Dania Beach, FL 33004

$225,000

2 bd · 2.0 ba · 1,190 sqft · Condo public records · 34 Days on market

Built 1980 $563/mo HOA · 22% of rent

---

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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2-bedroom, 2-bathroom condo in the desirable 50+ community located East of US1 in Dania Beach! Unit 606 is a top-floor unit which offers incredible lake views, fresh paint, and a well-maintained interior with a newer AC and handler, newer water heater, and garbage disposal. The kitchen and bathrooms are in their original charm - full of potential to renovate to your taste! Exterior of the building was just painted, with new elevators and financially strong with FULLY FUNDED reserves. NO RENTAL RESTRICTIONS - great investment or seasonal home. Fantastic investment opportunity! Close to shopping, dining and the beach! Ideally located east of US1, just south of SE 3rd

Key facts

• Newer ac
• Garbage disposal
• Newer water heater

Tags

• TOP-FLOOR UNIT
• NEWER AC
• NEWER WATER HEATER
• GARBAGE DISPOSAL
• ORIGINAL CHARM
• NEW ELEVATORS

Property features AI

Finance

• Other: No land lease; Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association with amenities including clubhouse, pool, elevator(s), parking, storage, bike storage, trash chute, car wash area, shuffleboard court, bocce ball, and security; HOA fees paid quarterly; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space total
• Security: Smoke detectors; Security patrol; Other security features
• Utilities: Public water; Public sewer; Cable available; Water service available
• Home design: Condominium; Resale unit; 6-story building; Faces south
• Construction: CBS construction; Flat roof; Building listed with 1,190 living area
• Exterior features: No waterfront; East of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Blinds
• Laundry & utility: Laundry room; Laundry area in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (12.8% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $196k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

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

• It's been on market 34 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,285 (12.8% 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 34 days. Have you received any prior offers? Is the seller open to a 13% 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 7.4

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: -26.2%
• Equity multiple: 0.15×
• Total profit: $-53,840
• Equity at exit: $33,548

10-year hold

• IRR: -48.1%
• Equity multiple: -0.39×
• Total profit: $-87,292
• Equity at exit: $19,454

Cash invested: $63,000 (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 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$266 /mo · $3,192/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$563
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-163

Break-even live

Break-even rent $2,746

Max offer price $196,285

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-99	+0% $-163	+5% $-226	+10% $-290
Rent	-10% $-363	-5% $-263	+0% $-163	+5% $-62	+10% $38
Rate	-1.0pp $-49	-0.5pp $-105	base $-163	+0.5pp $-221	+1.0pp $-280

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 SE 3rd Ave #106 Dania, FL	2.0	2.0	1190	$2,300	$1.93	25d	1	0.07mi
121 SE 3rd Ave #504 Dania, FL	2.0	2.0	1190	$2,000	$1.68	25d	1	0.07mi
141 SE 3rd Ave #203 Dania, FL	2.0	2.0	1190	$2,500	$2.10	25d	1	0.07mi
401 SE 3rd St Dania, FL	2.0	2.0	1190	$2,325	$1.95	17d	2	0.13mi
301 SE 3rd St #109 Dania, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.18mi
301 SE 3rd St #204 Dania, FL	2.0	2.0	1190	$2,650	$2.23	5d	1	0.18mi
301 SE 3rd St Dania, FL	1.0–2.0	1.0–2.0	1190	$2,650	$2.23	2d	2	0.18mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	2d	1	0.18mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	20d	1	0.19mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	11d	1	0.21mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	11d	1	0.21mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	25d	1	0.21mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	5d	1	0.21mi
115 SE 2nd St Unit 1 Dania Beach, FL	2.0	1.0	1150	$2,400	$2.09	25d	1	0.26mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,150	$3.31	2d	32	0.27mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	25d	1	0.32mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	25d	1	0.34mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	25d	1	0.34mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,089	$3.62	2d	39	0.36mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,925	$2.26	6d	3	0.37mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	25d	6	0.37mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	11d	3	0.37mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	11d	4	0.37mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	12d	6	0.37mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	18d	1	0.40mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	6d	2	0.40mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$3,606	$3.83	2d	34	0.41mi
101 SW 1st St Dania Beach, FL	1.0–2.0	1.0–2.0	967	$4,080	$4.22	2d	41	0.41mi
241 SW 1st Ave Unit 1-2 Dania Beach, FL	2.0	1.0	1450	$2,200	$1.52	5d	1	0.43mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	20d	1	0.48mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	8d	1	0.48mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	3d	3	0.50mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	25d	1	0.55mi
212 SW 2nd Pl Unit 1258734P Dania Beach, FL	2.0	2.5	1259	$6,253	$4.97	3d	1	0.55mi
101 NE 2nd Pl Dania, FL	3.0	2.0	1346	$3,500	$2.60	25d	1	0.59mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	25d	1	0.60mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	25d	1	0.61mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	3d	1	0.61mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	15d	1	0.61mi
105 SW 5th Ct Unit 2 Dania Beach, FL	1.0	1.0	700	$1,700	$2.43	25d	1	0.62mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-20
   listed $225,000 Active
2. 2026-04-02
   historical
3. 2026-01-02
   listed $235,000 Active
4. 2021-01-14
   soldstatus $160,000
5. 2012-07-06
   soldstatus $105,000
6. 2002-07-29
   soldstatus $85,000
7. 1980-09-01
   soldstatus $50,900

ⓘ 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: $3,192 · $266/mo
• Projected year-2 tax: $3,192 · $266/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) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,480
• − Mortgage interest: −$12,603
• − Property taxes: −$3,192
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$6,756
• − Depreciation: −$6,545
• Taxable loss: −$5,416
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-651/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

+342.0% since first listed

7 events — show timeline

• 2026-04-20 Listed $225,000 Beaches MLS
• 2026-04-02 Listing Removed — Beaches MLS
• 2026-01-02 Listed $235,000 Beaches MLS
• 2021-01-14 Sold (Public Records) $160,000 Public Records
• 2012-07-06 Sold (Public Records) $105,000 Public Records
• 2002-07-29 Sold (Public Records) $85,000 Public Records
• 1980-09-01 Sold (Public Records) $50,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,192 · +4.1% YoY. Source: county tax records.