324 SE 10th St #203 · Dania Beach, FL 33004

$230,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 191 Days on market

Built 1979 $458/mo HOA · 18% 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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful lake view condo with screened balcony overlooking the lake and fountain, lots of closets, extra storage. Clean, quiet, community, very well kept. Roof, elevator, parking lot, painting are all complete. Close to the beach, casinos, shopping, golf, tennis, kayaking, marina’s, Hollywood’s famous Broadwalk, air & sea ports. Lots of sidewalks for those who like to walk or jog. 40 year inspection complete. No leasing allowed. One owner/occupant must be 55 or older, no under 16 can reside. Maintenance is $458/month. Seller motivated. Price is firm. 700 minimum credit score.

Key facts

• Lakefront living
• Screened balcony
• Major improvements

Tags

• LAKEFRONT LIVING
• SCREENED BALCONY
• ABUNDANT CLOSET SPACE
• ADDITIONAL STORAGE
• MAJOR IMPROVEMENTS
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Quarterly association fee; Association covers common areas and structure maintenance; Community amenities include clubhouse, elevators, laundry, barbecue, and picnic area; Senior community

Exterior

• Parking: Detached carport; Guest parking; One covered space
• Utilities: Cable not available
• Home design: Attached property; 3 stories; Entry on second level
• Construction: Stucco construction; Effective year built
• Exterior features: Porch; Screened porch; Enclosed porch; Lakefront waterfront; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Entry located on second floor
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling
• Interior features: Second-floor entry; Enclosed porch (interior access)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $201k (12.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: 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 24d 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 $2,500/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 $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 191 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $178k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $200,815 (12.7% 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 191 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.09% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 7.7

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: -26.0%
• Equity multiple: 0.15×
• Total profit: $-54,743
• Equity at exit: $34,294

10-year hold

• IRR: -45.7%
• Equity multiple: -0.37×
• Total profit: $-88,008
• Equity at exit: $19,886

Cash invested: $64,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$380 /mo · $4,566/yr
• Insurance: −$96
• HOA: −$458
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-165

Break-even live

Break-even rent $2,709

Max offer price $200,815

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• 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	1d	1	0.07mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	24d	1	0.07mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	24d	1	0.15mi
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	24d	1	0.16mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	10d	1	0.19mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	24d	1	0.22mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	24d	1	0.28mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	24d	1	0.28mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	24d	1	0.29mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	24d	1	0.30mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	24d	1	0.30mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	24d	1	0.31mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	2d	2	0.31mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	3d	6	0.32mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	2d	1	0.33mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	24d	1	0.33mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	19d	1	0.36mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	24d	1	0.36mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	1d	1	0.36mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	17d	1	0.37mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	24d	1	0.37mi
1159 SE 6th Ct Dania, FL	3.0	2.5	1238	$3,400	$2.75	24d	1	0.40mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	24d	1	0.40mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	7d	1	0.40mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	21d	1	0.41mi
619 E Sheridan St #106 Dania, FL	2.0	2.0	1138	$2,500	$2.20	1d	1	0.41mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	10d	1	0.42mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	7d	1	0.43mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	18d	1	0.43mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	1d	31	0.45mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	24d	1	0.46mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	21d	1	0.46mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	20d	1	0.48mi
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	24d	1	0.48mi
508 SW 2nd Ave Unit Back Dania Beach, FL	1.0	1.0	900	$1,350	$1.50	24d	1	0.55mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	14d	1	0.56mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	1d	1	0.56mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	24d	1	0.56mi
1737 Liberty St #10 Hollywood, FL	2.0	1.0	825	$2,125	$2.58	24d	1	0.58mi
301 SE 3rd St Dania, FL	1.0–2.0	1.0–2.0	1190	$2,650	$2.23	1d	2	0.58mi

HOA detail condo

• Monthly dues: $458 · $5,496/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $230,000 Active 191 DOM
2. 2026-06-17
   days on market $230,000 Active 190 DOM
3. 2026-06-16
   days on market $230,000 Active 189 DOM
4. 2026-06-15
   days on market $230,000 Active 188 DOM
5. 2026-06-13
   days on market $230,000 Active 186 DOM
6. 2026-06-09
   days on market $230,000 Active 182 DOM
7. 2026-06-07
   days on market $230,000 Active 180 DOM
8. 2026-06-04
   days on market $230,000 Active 177 DOM
9. 2026-06-03
   days on market $230,000 Active 176 DOM
10. 2026-06-02
    days on market $230,000 Active 175 DOM
11. 2026-06-01
    days on market $230,000 Active 174 DOM
12. 2026-05-31
    days on market $230,000 Active 173 DOM
13. 2026-03-20
    price $230,000
14. 2025-12-09
    listed $235,000 Active
15. 2025-05-22
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Beautiful lake view condo with screened balcony overlooking the lake and fountain, lots of closets, extra storage. Clean, quiet, community, very well kept. Roof, elevator, parking lot, painting are all complete. Close to the beach, casinos, shopping, golf, tennis, kayaking, marina’s, Hollywood’s famous Broadwalk, air & sea ports. Lots of sidewalks for those who like to walk or jog. 40 year inspection complete. No leasing allowed. One owner/occupant must be 55 or older, no under 16 can reside. Maintenance is $458/month. Seller motivated. Price is firm. 700 minimum credit score.

16. 2025-05-16
    soldstatus $178,500
17. 2025-05-15
    soldstatus $178,500 Closed 601-char remark

    Show marketing remark (601 chars)

    Beautiful lake view condo with screened balcony overlooking the lake and fountain, lots of closets, extra storage. Clean, quiet, community, very well kept. Roof, elevator, parking lot, painting are all complete. Close to the beach, casinos, shopping, golf, tennis, kayaking, marina’s, Hollywood’s famous Broadwalk, air & sea ports. Lots of sidewalks for those who like to walk or jog. 40 year inspection complete. No leasing allowed. One owner/occupant must be 55 or older, no under 16 can reside. Maintenance is $458/month. Seller motivated. Price is firm. 700 minimum credit score.

18. 2025-05-05
    status Active 601-char remark

    Show marketing remark (601 chars)

    Beautiful lake view condo with screened balcony overlooking the lake and fountain, lots of closets, extra storage. Clean, quiet, community, very well kept. Roof, elevator, parking lot, painting are all complete. Close to the beach, casinos, shopping, golf, tennis, kayaking, marina’s, Hollywood’s famous Broadwalk, air & sea ports. Lots of sidewalks for those who like to walk or jog. 40 year inspection complete. No leasing allowed. One owner/occupant must be 55 or older, no under 16 can reside. Maintenance is $458/month. Seller motivated. Price is firm. 700 minimum credit score.

19. 2025-02-15
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Beautiful lake view condo with screened balcony overlooking the lake and fountain, lots of closets, extra storage. Clean, quiet, community, very well kept. Roof, elevator, parking lot, painting are all complete. Close to the beach, casinos, shopping, golf, tennis, kayaking, marina’s, Hollywood’s famous Broadwalk, air & sea ports. Lots of sidewalks for those who like to walk or jog. 40 year inspection complete. No leasing allowed. One owner/occupant must be 55 or older, no under 16 can reside. Maintenance is $458/month. Seller motivated. Price is firm. 700 minimum credit score.

20. 2025-01-20
    listed $180,000 Active 601-char remark

    Show marketing remark (601 chars)

    Beautiful lake view condo with screened balcony overlooking the lake and fountain, lots of closets, extra storage. Clean, quiet, community, very well kept. Roof, elevator, parking lot, painting are all complete. Close to the beach, casinos, shopping, golf, tennis, kayaking, marina’s, Hollywood’s famous Broadwalk, air & sea ports. Lots of sidewalks for those who like to walk or jog. 40 year inspection complete. No leasing allowed. One owner/occupant must be 55 or older, no under 16 can reside. Maintenance is $458/month. Seller motivated. Price is firm. 700 minimum credit score.

21. 2025-01-11
    historical
22. 2024-07-07
    price $199,000
23. 2024-05-14
    price $229,000
24. 2024-03-17
    listed $234,000 Active
25. 2022-04-19
    soldstatus $200,000
26. 1999-02-15
    soldstatus $55,000
27. 1995-08-31
    soldstatus $56,500

ⓘ 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: $4,566 · $380/mo
• Projected year-2 tax: $4,566 · $380/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,004
• − Mortgage interest: −$12,884
• − Property taxes: −$4,566
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$5,496
• − Depreciation: −$6,691
• Taxable loss: −$5,583
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $-643/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

+307.1% since first listed

15 events — show timeline

• 2026-03-20 Price Changed $230,000 MARMLS
• 2025-12-09 Listed $235,000 MARMLS
• 2025-05-22 Pending — MARMLS
• 2025-05-16 Sold (Public Records) $178,500 Public Records
• 2025-05-15 Sold (MLS) $178,500 MARMLS
• 2025-05-05 Relisted — MARMLS
• 2025-02-15 Pending — MARMLS
• 2025-01-20 Listed $180,000 MARMLS
• 2025-01-11 Listing Removed — MARMLS
• 2024-07-07 Price Changed $199,000 MARMLS
• 2024-05-14 Price Changed $229,000 MARMLS
• 2024-03-17 Listed $234,000 MARMLS
• 2022-04-19 Sold (Public Records) $200,000 Public Records
• 1999-02-15 Sold (Public Records) $55,000 Public Records
• 1995-08-31 Sold (Public Records) $56,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,566 · +1.5% YoY. Source: county tax records.