2631 SW 54th St · Dania Beach, FL 33312

$138,944

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 99 Days on market

Built 1972 3,200 sqft lot Est $146k · at est. $115/mo HOA · 5% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to move! Land lot for sale in popular Dania Beach neighborhood. Very rare flexible zoning for Manufactured/Single Family Home. The lot has an older mobile home on it which needs removal and replacement. Includes additional slab for extended patio and storage shed on site. Very nice community center on a lake with boat launch, pool, cafe, salon, event center, shuffle board, tennis courts, pickleball, additional amenities. Close to the beach and Hard Rock Hotel and Casino. HOA deposit $2500 and no rental for the first 3 years. Don't miss this chance to own affordable land in east Broward County! Please call listing agent for showing.

Key facts

• Community center
• Boat launch
• Tennis courts

Tags

• EXTENDED PATIO
• STORAGE SHED
• BOAT LAUNCH
• POOL
• COMMUNITY CENTER
• TENNIS COURTS

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Part of Ravenswood Estates; Monthly HOA fee of $115; HOA covers common areas, recreation facility, and pool service; Community amenities include pool, spa/hot tub, clubhouse, recreation facilities, tennis courts, basketball court, pickleball and shuffleboard courts, boating, picnic area, and community room

Exterior

• Parking: 2 parking spaces total; 1 open parking space
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Manufactured home; Single-story
• Construction: Metal siding and other construction materials; Other roof; No foundation details listed
• Exterior features: Shed(s) on the property; No waterfront

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Interior features: Partially furnished; No notable interior features listed
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Mary M Bethune Elementary School (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 413 students, 90% 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 78% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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); 412 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 36% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,439 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.64% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $145,824
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2851 W Marina Dr	0.36mi	2/1.0	760 (+13%)	3mo	$165,000	$217	59

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: 11.3%
• Equity multiple: 1.44×
• Total profit: $17,012
• Equity at exit: $20,717

10-year hold

• IRR: 18.8%
• Equity multiple: 2.44×
• Total profit: $55,834
• Equity at exit: $12,013

Cash invested: $38,904 (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: 412
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$729
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$58
• HOA: −$115
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $679

Break-even live

Break-even rent $1,414

Max offer price $138,944

Occupancy floor 65%

Sensitivity live

Price	-10% $757	-5% $718	+0% $679	+5% $639	+10% $600
Rent	-10% $499	-5% $589	+0% $679	+5% $768	+10% $858
Rate	-1.0pp $749	-0.5pp $714	base $679	+0.5pp $643	+1.0pp $606

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: $34,736
• Closing costs: $4,168
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4940 SW 28th Ter Fort Lauderdale, FL	2.0	1.0	640	$2,000	$3.12	25d	1	0.43mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.44mi
4910 SW 28th Ter #3 Fort Lauderdale, FL	1.0	1.0	650	$1,699	$2.61	25d	1	0.46mi
3265 Griffin Rd #206 Fort Lauderdale, FL	1.0	1.0	713	$1,700	$2.38	18d	1	0.91mi
3071 SW 45th St Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	17d	1	1.04mi
Fort Lauderdale Fort Lauderdale, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.05mi
121 N Compass Way Dania, FL	1.0–2.0	1.0–2.0	871	$3,010	$3.45	25d	3	1.05mi
3211 SW 44th St #117 Fort Lauderdale, FL	1.0	1.0	400	$1,480	$3.70	11d	1	1.07mi
120 N Compass Way Dania, FL	1.0–3.0	1.0–2.0	982	$2,819	$2.87	25d	1	1.10mi
3251 SW 44th St Fort Lauderdale, FL	1.0	1.0	372	$1,425	$3.83	14d	2	1.10mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$2,976	$3.44	2d	25	1.25mi
105 NW 14th Way Dania Beach, FL	2.0	1.0	650	$1,795	$2.76	8d	1	1.27mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$3,245	$3.27	2d	19	1.27mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $138,944 Active 99 DOM
2. 2026-06-17
   days on market $138,944 Active 98 DOM
3. 2026-06-16
   days on market $138,944 Active 97 DOM
4. 2026-06-15
   days on market $138,944 Active 96 DOM
5. 2026-06-13
   days on market $138,944 Active 94 DOM
6. 2026-06-09
   days on market $138,944 Active 90 DOM
7. 2026-06-08
   days on market $138,944 Active 89 DOM
8. 2026-06-07
   days on market $138,944 Active 88 DOM
9. 2026-06-04
   days on market $138,944 Active 85 DOM
10. 2026-06-03
    days on market $138,944 Active 84 DOM
11. 2026-06-02
    days on market $138,944 Active 83 DOM
12. 2026-06-01
    days on market $138,944 Active 82 DOM
13. 2026-05-31
    days on market $138,944 Active 81 DOM
14. 2026-03-11
    historical
15. 2026-03-11
    listed $138,944 Active
16. 2026-01-27
    status Active
17. 2026-01-23
    status Pending
18. 2025-10-19
    price $138,944
19. 2025-10-11
    listed $132,958 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: $2,590 · $216/mo
• Projected year-2 tax: $2,590 · $216/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $27,280
• − Mortgage interest: −$7,783
• − Property taxes: −$2,590
• − Insurance: −$695
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$1,380
• − Depreciation: −$4,042
• Taxable income: $6,426
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $6,601/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

+4.5% since first listed

6 events — show timeline

• 2026-03-11 Listing Removed — Beaches MLS
• 2026-03-11 Listed $138,944 Beaches MLS
• 2026-01-27 Relisted — Beaches MLS
• 2026-01-23 Pending — Beaches MLS
• 2025-10-19 Price Changed $138,944 Beaches MLS
• 2025-10-11 Listed $132,958 Beaches MLS

Property tax history

+13.8%/yr

Latest (2025): $2,590 · +8.5% YoY. Source: county tax records.