425 SE 11th Ter #402 · Dania Beach, FL 33004

$225,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 120 Days on market

Built 1981 $390/mo HOA · 15% 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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.0/10.0
• 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

Welcome to Meadowbrook Lakes, a sought-after 55+ community in Dania Beach! This bright, inviting unit features peaceful lake and clubhouse views. The Unit has several walk in closets and large bedrooms. The unit is located in a well managed building with low maintenance costs. The building has a newer roof and elevator. The building was painted and sealed a few years ago. The building passed the 40 year inspection. Unit has tiles floors, update bathrooms and kitchen. The building is situation very close to major attractions including the beach, Ann Kolb Nature Center (preserved land), Hollywood Beach boardwalk and Dr. Von D. Mizell-Eula Johnson State park. Convenient shopping and dining in

Key facts

• Lake views
• Newer roof
• Elevator

Tags

• LAKE VIEWS
• WALK IN CLOSETS
• NEWER ROOF
• ELEVATOR
• UPDATED BATHROOMS
• UPDATED KITCHEN

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Annual tax information available
• HOA & community: Monthly association fee of $390; Association covers management, common areas, hot water, insurance, laundry, grounds maintenance, building maintenance, parking, pool(s), roof, sewer, trash and water; Community amenities: Clubhouse, laundry facilities, barbecue, picnic area, pool, storage, elevator(s)

Exterior

• Parking: One parking space
• Utilities: Water service included in association; Sewer service included in association; Trash included in association; Hot water included in association; Power: Central electric
• Home design: Attached property; 4-story building; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool; Lakefront property; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Common area laundry

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 $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 22d 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 $2,546/mo this rent would consume 58% 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 120 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $137k; list at $225k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• 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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-28,889
• Equity at exit: $33,548

10-year hold

• IRR: -10.5%
• Equity multiple: 0.46×
• Total profit: $-34,150
• 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: $2,546 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$94
• HOA: −$390
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $233

Break-even live

Break-even rent $2,251

Max offer price $225,000

Occupancy floor 86%

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
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	24d	1	0.04mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	24d	1	0.09mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	24d	1	0.13mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	24d	1	0.13mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	2d	1	0.17mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	24d	1	0.17mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	24d	1	0.20mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	24d	1	0.24mi
1159 SE 6th Ct Dania, FL	3.0	2.5	1238	$3,400	$2.75	24d	1	0.26mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	24d	1	0.27mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	8d	1	0.27mi
619 E Sheridan St #106 Dania, FL	2.0	2.0	1138	$2,500	$2.20	2d	1	0.27mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	22d	1	0.27mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	11d	1	0.29mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	3d	6	0.29mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	1d	31	0.31mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	3d	2	0.32mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	24d	1	0.32mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	3d	1	0.34mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	19d	1	0.35mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	8d	1	0.35mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	24d	1	0.42mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	24d	1	0.43mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	24d	1	0.43mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	24d	1	0.44mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	2d	1	0.44mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	24d	1	0.44mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	17d	1	0.47mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	20d	1	0.48mi
2153 N 14th Ave Unit 2153 Hollywood, FL	2.0	1.5	1278	$2,400	$1.88	17d	1	0.50mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	11d	1	0.54mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	15d	1	0.54mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	24d	1	0.54mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	2d	1	0.54mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	24d	1	0.56mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	22d	1	0.56mi
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	24d	1	0.57mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	21d	1	0.57mi
1737 Liberty St #10 Hollywood, FL	2.0	1.0	825	$2,125	$2.58	24d	1	0.59mi
1845 Sherman St Hollywood, FL	3.0	2.0	1280	$3,290	$2.57	17d	1	0.65mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-01-24
   listed $225,000 Active
2. 2003-10-14
   soldstatus $137,100
3. 2003-08-21
   soldstatus $118,000
4. 2002-08-13
   soldstatus $96,500
5. 2000-10-26
   soldstatus $63,000
6. 1980-02-01
   soldstatus $47,900

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$493/yr (+$41/mo · 35.8%)

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

Taxation est. · year 1

• Rental income: $30,555
• − Mortgage interest: −$12,603
• − Property taxes: −$1,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − HOA: −$4,680
• − Depreciation: −$6,545
• Taxable loss: −$663
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,958/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

+369.7% since first listed

6 events — show timeline

• 2026-01-24 Listed $225,000 MARMLS
• 2003-10-14 Sold (Public Records) $137,100 Public Records
• 2003-08-21 Sold (Public Records) $118,000 Public Records
• 2002-08-13 Sold (Public Records) $96,500 Public Records
• 2000-10-26 Sold (Public Records) $63,000 Public Records
• 1980-02-01 Sold (Public Records) $47,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,375 · +5.7% YoY. Source: county tax records.