3055 Lakeshore Dr · Dania Beach, FL 33312

$369,500

2 bd · 2.0 ba · 1,612 sqft · Manufactured public records · 21 Days on market

Built 1973 3,838 sqft lot Est $416k · 11% under · waterfront $115/mo HOA · 4% 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 +13.5/30.0
• ARV discount +12.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautiful 2 bed, 2 bath home in the all-ages Estates of Fort Lauderdale, where you own the land. Key highlights include an updated kitchen with stainless steel appliances and custom cabinetry, newer flooring, and spacious bedroom with lots of natural light. Other features also include a large carport and accordion shutters throughout the home. With just over 1600 sq ft under air, this is one of the larger homes you'll find available in this community. Step outside to a backyard with a concrete dock just steps away, overlooking the lake creating a true tropical oasis. Come tour this gorgeous home today and make it your own slice of paradise.

Key facts

• Custom cabinetry
• Newer flooring
• Accordion shutters

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• NEWER FLOORING
• LARGE CARPORT
• ACCORDION SHUTTERS

Property features AI

Finance

• Other: Association fee listed as monthly
• Financial info: Pets allowed with breed restrictions
• HOA & community: Community association with monthly fee; Monthly association fee applies; Association amenities include clubhouse, fitness center, golf course, management, picnic area, pool, sauna, spa/hot tub, on-site manager, cafe/restaurant, maintained community, and pickleball courts; Association fee covers trash, common areas, reserve funds, recreation facility, and pool service

Exterior

• Parking: 2 total parking spaces; Attached covered carport for 2 cars; Driveway
• Security: No security features provided
• Utilities: Public water; Public sewer; Cable not available
• Home design: Mobile home; One story; First-floor entry; North-facing
• Construction: Aluminum siding; Modular construction; Built in (entry mentions built-ins); Other roof type; Built in resale condition; Built in 1 story
• Exterior features: Deck; Outbuilding; Lake access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Plantation shutters
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $370k.

Deal economics

• At list price, monthly cash flow is $15 ($183/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 $304k (17.6% below list).
• Recommended offer: $304k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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 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 $3,044/mo this rent would consume 48% 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 $3k of loan paydown is wiped out by about $11k 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 21 days — a 2% lower offer ($364k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,380 (17.6% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.82% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $415,654
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5608 Lagoon Dr	0.14mi	2/2.0	1,467 (-9%)	15mo	$280,000	$191	66

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-64,078
• Equity at exit: $55,094

10-year hold

• IRR: -13.4%
• Equity multiple: 0.27×
• Total profit: $-75,074
• Equity at exit: $31,948

Cash invested: $103,460 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,938
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$154
• HOA: −$115
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $15

Break-even live

Break-even rent $3,024

Max offer price $369,500

Occupancy floor 94%

Sensitivity live

Price	-10% $224	-5% $120	+0% $15	+5% $-89	+10% $-194
Rent	-10% $-225	-5% $-105	+0% $15	+5% $135	+10% $256
Rate	-1.0pp $201	-0.5pp $109	base $15	+0.5pp $-80	+1.0pp $-178

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: $92,375
• Closing costs: $11,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	26d	1	0.06mi
2915 W Marina Dr Unit 2915 Fort Lauderdale, FL	1.0	1.0	1080	$1,800	$1.67	19d	1	0.21mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	26d	1	0.27mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	26d	1	0.28mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	13d	1	0.28mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	9d	1	0.28mi
5374 SW 33rd Ave Fort Lauderdale, FL	3.0	2.0	1814	$6,500	$3.58	26d	1	0.36mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,034	$2.87	3d	31	0.36mi
3050 Park Pl #5838 Fort Lauderdale, FL	3.0	2.5	1854	$3,950	$2.13	26d	1	0.38mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	5d	1	0.39mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	24d	1	0.46mi
4957 Oakmont Dr Davie, FL	3.0	2.5	1895	$4,200	$2.22	24d	1	0.47mi
4957 Oakmont Dr Davie, FL	3.0	2.5	1895	$4,200	$2.22	22d	1	0.47mi
4957 Oakmont Dr #5838 Fort Lauderdale, FL	3.0	2.5	1896	$4,200	$2.22	18d	1	0.47mi
4957 Oakmont Dr #5838 Fort Lauderdale, FL	3.0	2.5	1896	$3,900	$2.06	17d	1	0.47mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	26d	1	0.47mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	22d	1	0.49mi
5600 Park Rd Fort Lauderdale, FL	3.0	2.0	1248	$3,100	$2.48	1d	1	0.51mi
2680 SW 54th St Fort Lauderdale, FL	3.0	2.0	1592	$2,000	$1.26	26d	1	0.51mi
4962 SW 32nd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	24d	1	0.51mi
3070 Red Mangrove Ln S Unit 202-2 Fort Lauderdale, FL	3.0	3.0	1410	$2,550	$1.81	18d	1	0.52mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	26d	1	0.53mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	26d	1	0.55mi
3330 SW 50th St Fort Lauderdale, FL	3.0	2.0	1648	$8,000	$4.85	26d	1	0.56mi
4924 SW 30th Ter Fort Lauderdale, FL	3.0	2.5	1820	$2,950	$1.62	18d	1	0.57mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	22d	1	0.57mi
4878 SW 32nd Ter Fort Lauderdale, FL	3.0	2.5	1520	$3,300	$2.17	20d	1	0.58mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	26d	1	0.62mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	26d	1	0.62mi
4938 SW 33rd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	26d	1	0.63mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	17d	4	0.65mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	6d	3	0.65mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	3d	3	0.65mi
2620 SW 51st St Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1900	$2,200	$1.16	26d	1	0.67mi
2620 SW 51st St Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1900	$2,300	$1.21	1d	1	0.67mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	7d	1	0.67mi
4923 SW 33rd Way Unit 4923 Fort Lauderdale, FL	3.0	2.0	1852	$6,495	$3.51	19d	1	0.67mi
5263 SW 34th Way Fort Lauderdale, FL	3.0	2.0	1814	$4,500	$2.48	26d	1	0.68mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	6d	1	0.69mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	5d	1	0.69mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 16 events

1. 2026-06-21
   days on market $369,500 Active 21 DOM
2. 2026-06-18
   days on market $369,500 Active 18 DOM
3. 2026-06-17
   days on market $369,500 Active 17 DOM
4. 2026-06-16
   days on market $369,500 Active 16 DOM
5. 2026-06-15
   days on market $369,500 Active 15 DOM
6. 2026-06-13
   days on market $369,500 Active 13 DOM
7. 2026-06-09
   days on market $369,500 Active 9 DOM
8. 2026-06-08
   days on market $369,500 Active 8 DOM
9. 2026-06-07
   days on market $369,500 Active 7 DOM
10. 2026-06-04
    days on market $369,500 Active 4 DOM
11. 2026-06-03
    days on market $369,500 Active 3 DOM
12. 2026-06-02
    status $369,500 Active 2 DOM
13. 2026-05-04
    status Pending
14. 2026-05-02
    listed $369,500 Active
15. 2026-04-30
    historical
16. 2025-09-08
    listed $365,900 Active

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $3,067 · $256/mo
• Expected delta: +$875/yr (+$73/mo · 39.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 2 d/yr ≥105°F today · 8 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: $36,526
• − Mortgage interest: −$20,698
• − Property taxes: −$2,192
• − Insurance: −$1,848
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − HOA: −$1,380
• − Depreciation: −$10,749
• Taxable loss: −$6,185
• Est. tax savings @ 24.0%: +$1,484
• After-tax cash flow: $1,667/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

+1.0% since first listed

4 events — show timeline

• 2026-05-04 Pending — Beaches MLS
• 2026-05-02 Listed $369,500 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2025-09-08 Listed $365,900 Beaches MLS

Property tax history

-0.4%/yr

Latest (2025): $2,192 · +4.6% YoY. Source: county tax records.