170 SE 5th Ave Apt 505 · Dania Beach, FL 33004

$200,000

2 bd · 2.0 ba · 1,190 sqft · Condo public records · 102 Days on market

Built 1990 $600/mo HOA · 24% of rent

---

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 +10.0/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TWO BEDROOM, TWO BATH TOP FLOOR CONDO WITH UPGRADES AND PORCELAINE FLOORS THROUGHOUT. WASHER AND DRYER IN UNIT. NICELY FURNISHED. LOW MAINTENANCE, CLOSE TO SHOPPING AND ONLY ONE MILE FROM THE BEACH. CANNOT RENT FOR TWO YEARS ONCE YOU PURCHASE.

Key facts

• Lake views
• Top-floor penthouse
• $600 HOA

Tags

• LAKE VIEWS
• IN-UNIT WASHER AND DRYER
• TOP-FLOOR PENTHOUSE

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association with monthly fee; HOA amenities include elevator(s), parking, pool and community room; HOA covers maintenance of grounds, trash, common areas, elevator, reserve funds and pool service; Monthly HOA fee: 600

Exterior

• Parking: Assigned parking; Asphalt parking; 1 open parking space (total 1)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Circuit breaker electric
• Home design: Condominium; Resale; Faces east; 5-story building; Entry level on main floor
• Construction: Block/CBS construction
• Exterior features: Not waterfront; Flat roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: Main level bedrooms: 5
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Furnished; Blinds; Smoke detectors
• Laundry & utility: In-unit washer hookup; In-unit electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (16.6% below list).
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $167k (16.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 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: Dania Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 414 students, 76% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% 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 soft (-1.7%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 102 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: major 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 $166,804 (16.6% 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 102 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
11. 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.
12. 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: 1.26% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 6.6

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: -28.5%
• Equity multiple: 0.08×
• Total profit: $-51,250
• Equity at exit: $29,821

10-year hold

• IRR: -64.2%
• Equity multiple: -0.54×
• Total profit: $-86,496
• Equity at exit: $17,292

Cash invested: $56,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$385 /mo · $4,622/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-188

Break-even live

Break-even rent $2,764

Max offer price $166,804

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-131	+0% $-188	+5% $-245	+10% $-301
Rent	-10% $-388	-5% $-288	+0% $-188	+5% $-88	+10% $12
Rate	-1.0pp $-87	-0.5pp $-137	base $-188	+0.5pp $-240	+1.0pp $-292

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 SE 3rd Ave #106 Dania, FL	2.0	2.0	1190	$2,300	$1.93	25d	1	0.06mi
121 SE 3rd Ave #504 Dania, FL	2.0	2.0	1190	$2,000	$1.68	25d	1	0.06mi
401 SE 3rd St Dania, FL	2.0	2.0	1190	$2,325	$1.95	17d	2	0.12mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	11d	1	0.17mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	25d	1	0.17mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	5d	1	0.17mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	11d	1	0.17mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,150	$3.31	2d	32	0.17mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	3d	1	0.18mi
141 SE 3rd Ave #203 Dania, FL	2.0	2.0	1190	$2,500	$2.10	25d	1	0.18mi
301 SE 3rd St #204 Dania, FL	2.0	2.0	1190	$2,650	$2.23	5d	1	0.24mi
301 SE 3rd St Dania, FL	1.0–2.0	1.0–2.0	1190	$2,650	$2.23	3d	2	0.24mi
301 SE 3rd St #109 Dania, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.24mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	25d	1	0.27mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	25d	1	0.28mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$3,606	$3.83	2d	34	0.31mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	21d	1	0.31mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	11d	4	0.33mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	11d	3	0.33mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	25d	6	0.33mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,925	$2.26	6d	3	0.33mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	13d	6	0.33mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	6d	2	0.33mi
115 SE 2nd St Unit 1 Dania Beach, FL	2.0	1.0	1150	$2,400	$2.09	25d	1	0.38mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	18d	1	0.43mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	3d	3	0.43mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	25d	1	0.45mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,089	$3.62	2d	39	0.47mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	21d	1	0.54mi
101 SW 1st St Dania Beach, FL	1.0–2.0	1.0–2.0	967	$4,080	$4.22	2d	41	0.54mi
241 SW 1st Ave Unit 1-2 Dania Beach, FL	2.0	1.0	1450	$2,200	$1.52	5d	1	0.54mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	8d	1	0.60mi
311 Gulfstream Rd Dania, FL	3.0	2.5	1200	$2,900	$2.42	23d	1	0.63mi
101 NE 2nd Pl Dania, FL	3.0	2.0	1346	$3,500	$2.60	25d	1	0.66mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	25d	1	0.66mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	25d	1	0.66mi
212 SW 2nd Pl Unit 1258734P Dania Beach, FL	2.0	2.5	1259	$6,253	$4.97	4d	1	0.67mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	3d	1	0.68mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	15d	1	0.68mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	25d	1	0.71mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $200,000 Active 102 DOM
2. 2026-06-18
   days on market $200,000 Active 99 DOM
3. 2026-06-17
   days on market $200,000 Active 98 DOM
4. 2026-06-16
   days on market $200,000 Active 97 DOM
5. 2026-06-15
   days on market $200,000 Active 96 DOM
6. 2026-06-13
   days on market $200,000 Active 94 DOM
7. 2026-06-09
   days on market $200,000 Active 90 DOM
8. 2026-06-07
   days on market $200,000 Active 88 DOM
9. 2026-06-04
   days on market $200,000 Active 85 DOM
10. 2026-06-03
    days on market $200,000 Active 84 DOM
11. 2026-06-02
    days on market $200,000 Active 83 DOM
12. 2026-06-01
    days on market $200,000 Active 82 DOM
13. 2026-05-31
    days on market $200,000 Active 81 DOM
14. 2026-05-20
    price $200,000
15. 2026-03-09
    listed $235,000 Active
16. 2025-12-03
    historical $2,000
17. 2025-11-30
    historical
18. 2025-10-08
    listed $2,000
19. 2025-09-25
    price $240,000
20. 2025-08-10
    price $250,000
21. 2025-08-01
    historical $2,000
22. 2025-06-30
    price $265,500
23. 2025-05-31
    listed $2,000
24. 2025-05-15
    listed $275,500 Active
25. 2025-05-13
    historical $2,000
26. 2025-05-09
    listed $2,000
27. 2016-12-19
    soldstatus $170,000
28. 2016-12-15
    soldstatus $170,000 243-char remark

    Show marketing remark (243 chars)

    TWO BEDROOM, TWO BATH TOP FLOOR CONDO WITH UPGRADES AND PORCELAINE FLOORS THROUGHOUT. WASHER AND DRYER IN UNIT. NICELY FURNISHED. LOW MAINTENANCE, CLOSE TO SHOPPING AND ONLY ONE MILE FROM THE BEACH. CANNOT RENT FOR TWO YEARS ONCE YOU PURCHASE.

29. 2015-04-09
    listed $174,900 243-char remark

    Show marketing remark (243 chars)

    TWO BEDROOM, TWO BATH TOP FLOOR CONDO WITH UPGRADES AND PORCELAINE FLOORS THROUGHOUT. WASHER AND DRYER IN UNIT. NICELY FURNISHED. LOW MAINTENANCE, CLOSE TO SHOPPING AND ONLY ONE MILE FROM THE BEACH. CANNOT RENT FOR TWO YEARS ONCE YOU PURCHASE.

ⓘ 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: $4,622 · $385/mo
• Projected year-2 tax: $4,622 · $385/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 94% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,318
• − Mortgage interest: −$11,203
• − Property taxes: −$4,622
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$7,200
• − Depreciation: −$5,818
• Taxable loss: −$5,175
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $-1,013/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

+14.4% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $200,000 Beaches MLS
• 2026-03-09 Listed $235,000 Beaches MLS
• 2025-12-03 Rental Removed $2,000 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-10-08 Listed for Rent $2,000 MARMLS
• 2025-09-25 Price Changed $240,000 MARMLS
• 2025-08-10 Price Changed $250,000 MARMLS
• 2025-08-01 Rental Removed $2,000 MARMLS
• 2025-06-30 Price Changed $265,500 MARMLS
• 2025-05-31 Listed for Rent $2,000 MARMLS
• 2025-05-15 Listed $275,500 MARMLS
• 2025-05-13 Rental Removed $2,000 MARMLS
• 2025-05-09 Listed for Rent $2,000 MARMLS
• 2016-12-19 Sold (Public Records) $170,000 Public Records
• 2016-12-15 Sold (MLS) $170,000 MARMLS
• 2015-04-09 Listed $174,900 MARMLS

Property tax history

+7.0%/yr

Latest (2025): $4,622 · +2.3% YoY. Source: county tax records.