1024 SE 3rd Ave #304 · Dania Beach, FL 33004

$225,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 10 Days on market

Built 1975 $158/mo HOA · 6% of rent

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautiful 2-bedroom, 2-bath condo in Dania Beach with a stunning lagoon plus a great view of the clubhouse and pool right from your private enclosed balcony. Enjoy peaceful garden scenery and a well-kept community with freshly painted buildings and reasonable maintenance fees. Located east of US-1, this unit is walking distance to multiple shopping centers, restaurants, and everyday conveniences, and just minutes from the beach and the airport. The condo offers spacious rooms, a comfortable kitchen, and plenty of natural light. All furniture and electronic equipment can be negotiated with the seller. The community features a pool, gym, and outdoor areas perfect for relaxing wi

Key facts

• Laundry facilities
• Community amenities
• Convenient location

Tags

• WELL MAINTAINED COMMUNITY
• COMMUNITY AMENITIES
• CONVENIENT LOCATION
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Lakefront setting; Association-managed pool
• Financial info: Pets allowed with restrictions (conditional)
• HOA & community: Quarterly association fee; Association fee covers common areas, laundry, maintenance (structure and roof), pool(s), recreation facilities, trash and water; Community amenities: clubhouse, laundry, pool, sauna, elevator(s)

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard; Smoke detector(s)
• Utilities: Association pool; Water service included in association; Sewer and power available
• Home design: 4-story building; Unit entry on 3rd level; Attached property; Has a view (lakefront)
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Courtyard; Storm/security shutters; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Closet cabinetry; Elevator; First-floor entry; Handicap access; Combined living/dining room; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry; Washer hookup; Dryer hookup

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 $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 8.9% 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 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 $2,493/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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $225k implies a 246% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1975 — 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. 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?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.5

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-13,047
• Equity at exit: $33,548

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-53
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$94
• HOA: −$158
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $482

Break-even live

Break-even rent $1,883

Max offer price $225,000

Occupancy floor 76%

Sensitivity live

Price	-10% $610	-5% $546	+0% $482	+5% $419	+10% $355
Rent	-10% $285	-5% $384	+0% $482	+5% $581	+10% $679
Rate	-1.0pp $596	-0.5pp $540	base $482	+0.5pp $424	+1.0pp $365

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
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	3d	1	0.03mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	26d	1	0.03mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	12d	1	0.11mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	26d	1	0.14mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	26d	1	0.21mi
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	26d	1	0.22mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	4d	2	0.23mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	26d	1	0.23mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	26d	1	0.25mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	4d	1	0.25mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	0.25mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	5d	6	0.25mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	26d	1	0.27mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	3d	1	0.27mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	26d	1	0.28mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	0.30mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	26d	1	0.32mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	12d	1	0.35mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	26d	1	0.37mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	26d	1	0.38mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	23d	1	0.38mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	26d	1	0.38mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	20d	1	0.38mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	9d	1	0.38mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	21d	1	0.39mi
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	26d	1	0.39mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	22d	1	0.40mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	26d	1	0.41mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	9d	1	0.41mi
519 E Sheridan St #1082 Dania Beach, FL	2.0	2.0	1162	$2,650	$2.28	0d	1	0.42mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	23d	1	0.42mi
619 E Sheridan St #106 Dania, FL	2.0	2.0	1138	$2,500	$2.20	3d	1	0.43mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	19d	1	0.43mi
1159 SE 6th Ct Dania, FL	3.0	2.5	1238	$3,400	$2.75	26d	1	0.44mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	0d	1	0.47mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	3d	1	0.48mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	16d	1	0.48mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	26d	1	0.48mi
1737 Liberty St #10 Hollywood, FL	2.0	1.0	825	$2,125	$2.58	26d	1	0.49mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	0d	31	0.50mi

HOA detail condo

• Monthly dues: $158 · $1,896/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $225,000 Active 10 DOM
2. 2026-06-18
   days on market $225,000 Active 7 DOM
3. 2026-06-17
   days on market $225,000 Active 6 DOM
4. 2026-06-16
   days on market $225,000 Active 5 DOM
5. 2026-06-15
   days on market $225,000 Active 4 DOM
6. 2026-06-13
   pricedays on marketlisting id $225,000 Active 2 DOM
7. 2026-05-11
   price $249,000
8. 2026-01-13
   price $259,000
9. 2026-01-05
   listed $270,000 Active
10. 2025-09-05
    historical $1,950
11. 2025-06-19
    price $1,950
12. 2025-05-31
    listed $2,000
13. 2024-12-25
    historical
14. 2024-09-25
    listed $285,000 Active
15. 2024-09-23
    historical
16. 2024-08-21
    status Active
17. 2024-08-13
    status Pending
18. 2024-06-22
    price $279,000
19. 2024-06-12
    historical $2,500
20. 2024-06-12
    listed $2,500
21. 2024-05-29
    historical $2,500
22. 2024-05-13
    listed $2,500
23. 2024-05-09
    historical $2,500
24. 2024-04-23
    listed $2,500
25. 2024-04-07
    historical $2,500
26. 2024-04-06
    listed $2,500
27. 2024-04-05
    listed $285,000 Active
28. 2000-05-02
    soldstatus $65,000
29. 1997-10-09
    soldstatus $59,000
30. 1976-03-01
    soldstatus $30,900

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,201/yr (+$100/mo · 180.1%)

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

Taxation est. · year 1

• Rental income: $29,918
• − Mortgage interest: −$12,603
• − Property taxes: −$667
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − HOA: −$1,896
• − Depreciation: −$6,545
• Taxable income: $2,295
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $5,238/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

+705.8% since first listed

24 events — show timeline

• 2026-05-11 Price Changed $249,000 MARMLS
• 2026-01-13 Price Changed $259,000 MARMLS
• 2026-01-05 Listed $270,000 MARMLS
• 2025-09-05 Rental Removed $1,950 MARMLS
• 2025-06-19 Price Changed $1,950 MARMLS
• 2025-05-31 Listed for Rent $2,000 MARMLS
• 2024-12-25 Listing Removed — MARMLS
• 2024-09-25 Listed $285,000 MARMLS
• 2024-09-23 Listing Removed — MARMLS
• 2024-08-21 Relisted — MARMLS
• 2024-08-13 Pending — MARMLS
• 2024-06-22 Price Changed $279,000 MARMLS
• 2024-06-12 Rental Removed $2,500 MARMLS
• 2024-06-12 Listed for Rent $2,500 MARMLS
• 2024-05-29 Rental Removed $2,500 MARMLS
• 2024-05-13 Listed for Rent $2,500 MARMLS
• 2024-05-09 Rental Removed $2,500 MARMLS
• 2024-04-23 Listed for Rent $2,500 MARMLS
• 2024-04-07 Rental Removed $2,500 MARMLS
• 2024-04-06 Listed for Rent $2,500 MARMLS
• 2024-04-05 Listed $285,000 MARMLS
• 2000-05-02 Sold (Public Records) $65,000 Public Records
• 1997-10-09 Sold (Public Records) $59,000 Public Records
• 1976-03-01 Sold (Public Records) $30,900 Public Records

Property tax history

-0.6%/yr

Latest (2025): $667 · +7.4% YoY. Source: county tax records.