224 SW 14th St · Dania Beach, FL 33004

$599,000

None bd · None ba · 1,328 sqft · MultiFamily · 99 Days on market

Built 1960 Est $457k · 31% over

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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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

PRICE REDUCED FOR FAST SALE !!!!! Excellent investment opportunity in the heart of Dania Beach! This well-maintained triplex features two income-producing units in a prime location just minutes from the beach, Fort Lauderdale Airport, major highways, shopping, and dining. Built in 1960, the property offers strong rental potential with steady cash flow and room to increase rents. Located in the desirable North Hollywood subdivision, this property sits on a generous lot with convenient access to US-1 and I-95. Ideal for investors seeking a stable multi-family asset in a growing area or owner-occupants looking to live in one unit while generating rental income from the other. Don’t miss

Key facts

• Generous lot
• Convenient access
• Prime location

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING UNITS
• PRIME LOCATION
• STRONG RENTAL POTENTIAL
• GENEROUS LOT
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Rent includes electricity, sewer, and water

Exterior

• Parking: 4 parking spaces
• Utilities: Cable available; Public sewer; Public water
• Home design: Single-story; Resale property
• Construction: Block construction; Built-up roof; Shingle roof
• Exterior features: Fenced yard; Exterior lighting; Less than quarter-acre lot; Neighborhood residential zoning

Interior

• Flooring: Tile
• Heating & cooling: Central air; Electric cooling; Wall/window unit(s); Wall furnace heating
• Interior features: Blinds; Tile flooring

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive. Per door: $230/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Recommended offer: $545k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• 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 26d 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 $6,115/mo this rent would consume 140% 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 $4k of loan paydown is wiped out by about $18k 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 ($545k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $81k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $545,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $456,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2236 Greene St	0.51mi	6/3.0	1,441 (+8%)	13mo	$495,000	$344	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-70,863
• Equity at exit: $89,313

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-73,894
• Equity at exit: $51,791

Cash invested: $167,720 (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: 24.5×

Monthly cashflow live

• Estimated rent: $6,115 medium
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,284
• Net cashflow: $691

Break-even live

Break-even rent $5,240

Max offer price $599,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,105	-5% $898	+0% $691	+5% $484	+10% $277
Rent	-10% $208	-5% $450	+0% $691	+5% $933	+10% $1,174
Rate	-1.0pp $993	-0.5pp $844	base $691	+0.5pp $536	+1.0pp $378

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$6,114
Total (3 units)			$6,115

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	26d	1	0.07mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	23d	1	0.08mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	26d	1	0.08mi
233 SW 15th St Dania Beach, FL	2.0	1.0	1000	$2,200	$2.20	26d	1	0.12mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	12d	1	0.16mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	26d	1	0.21mi
1855 Sherman St Unit 1-2 Hollywood, FL	3.0	2.0	1748	$2,895	$1.66	26d	1	0.22mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	26d	1	0.22mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	3d	1	0.22mi
1845 Sherman St Hollywood, FL	3.0	2.0	1280	$3,290	$2.57	19d	1	0.23mi
36 SE 13th Ter Dania, FL	2.0	1.0	1501	$2,300	$1.53	26d	1	0.25mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,899	$1.90	6d	1	0.28mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,995	$2.00	15d	1	0.28mi
1845 Thomas St Hollywood, FL	3.0	2.0	1584	$3,500	$2.21	6d	1	0.29mi
45 SE 14th St Unit 1 Dania Beach, FL	2.0	1.0	1737	$2,600	$1.50	9d	1	0.29mi
45 SE 14th St Unit 1 Dania Beach, FL	2.0	1.0	1737	$2,600	$1.50	26d	1	0.29mi
1555 SW 12th Ave Dania Beach, FL	2.0	1.0	929	$1,898	$2.04	15d	3	0.34mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	12d	1	0.35mi
2206 Simms St Unit 2206 Hollywood, FL	3.0	2.0	1000	$2,800	$2.80	20d	1	0.36mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	0.37mi
2204 Atlanta St Unit 3 Hollywood, FL	2.0	1.0	1196	$1,600	$1.34	26d	1	0.37mi
1918 Liberty St Hollywood, FL	3.0	2.0	1480	$4,400	$2.97	26d	1	0.37mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	26d	1	0.38mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	4d	2	0.38mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	26d	1	0.41mi
694 SW 7th Ter Dania Beach, FL	2.0	1.0	935	$1,795	$1.92	9d	1	0.42mi
266 SW 6th St Dania, FL	3.0	2.0	1390	$3,200	$2.30	22d	1	0.46mi
508 SW 2nd Ave Unit Back Dania Beach, FL	1.0	1.0	900	$1,350	$1.50	26d	1	0.48mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	3d	1	0.48mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	26d	1	0.48mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	5d	6	0.48mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	0.48mi
508 SE 2nd Ave Dania, FL	3.0	2.0	1808	$3,800	$2.10	26d	1	0.52mi
728 SW 6th St Unit 1 Dania Beach, FL	2.0	1.0	1144	$2,200	$1.92	26d	1	0.55mi
732 SW 6th St Unit 732 Dania Beach, FL	1.0	1.0	1734	$1,600	$0.92	14d	1	0.55mi
253 SW 4th St Dania Beach, FL	3.0	2.5	1530	$4,300	$2.81	4d	1	0.56mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	26d	1	0.57mi
232 SE 6th St Dania, FL	2.0	2.0	1700	$3,500	$2.06	26d	1	0.57mi
2309 Liberty St Unit A Hollywood, FL	3.0	2.0	1180	$2,800	$2.37	26d	1	0.60mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	26d	1	0.60mi

Listing history 23 events

1. 2026-06-02
   days on market $599,000 Active 99 DOM
2. 2026-06-01
   days on market $599,000 Active 98 DOM
3. 2026-05-31
   days on market $599,000 Active 97 DOM
4. 2026-04-14
   price $599,000
5. 2026-02-23
   listed $680,000 Active
6. 2026-02-06
   historical $800
7. 2026-01-06
   listed $800
8. 2025-11-10
   historical $800
9. 2025-10-09
   listed $800
10. 2025-02-03
    historical
11. 2025-01-04
    historical $800
12. 2024-11-03
    listed $800
13. 2024-11-03
    historical $800
14. 2024-11-03
    price $800
15. 2024-10-29
    price $599,000
16. 2024-09-18
    listed $680,000 Active
17. 2024-09-05
    listed $1,000
18. 2024-07-02
    historical $1,200
19. 2024-06-01
    listed $1,200
20. 2024-05-04
    historical $1,200
21. 2024-03-05
    listed $1,200
22. 2023-12-20
    historical $1,000
23. 2023-10-18
    listed $1,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $73,380
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,870
• − Management: −$5,870
• − Depreciation: −$17,425
• Taxable loss: −$1,320
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $8,612/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

+59800.0% since first listed

20 events — show timeline

• 2026-04-14 Price Changed $599,000 MARMLS
• 2026-02-23 Listed $680,000 MARMLS
• 2026-02-06 Rental Removed $800 TURBOTENANT
• 2026-01-06 Listed for Rent $800 TURBOTENANT
• 2025-11-10 Rental Removed $800 TURBOTENANT
• 2025-10-09 Listed for Rent $800 TURBOTENANT
• 2025-02-03 Listing Removed — MARMLS
• 2025-01-04 Rental Removed $800 TURBOTENANT
• 2024-11-03 Listed for Rent $800 TURBOTENANT
• 2024-11-03 Rental Removed $800 TURBOTENANT
• 2024-11-03 Price Changed $800 TURBOTENANT
• 2024-10-29 Price Changed $599,000 MARMLS
• 2024-09-18 Listed $680,000 MARMLS
• 2024-09-05 Listed for Rent $1,000 TURBOTENANT
• 2024-07-02 Rental Removed $1,200 TURBOTENANT
• 2024-06-01 Listed for Rent $1,200 TURBOTENANT
• 2024-05-04 Rental Removed $1,200 TURBOTENANT
• 2024-03-05 Listed for Rent $1,200 TURBOTENANT
• 2023-12-20 Rental Removed $1,000 TURBOTENANT
• 2023-10-18 Listed for Rent $1,000 TURBOTENANT