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

$165,000

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

Built 1980 $575/mo HOA · 23% 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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Wake up to breathtaking lake views from this spacious 2-bed, 2-bath condo in a highly sought-after 55+ community! Enjoy the serene water views from your screened-in balcony, the perfect spot to relax and unwind. This well-kept community offers fantastic amenities, with the building conveniently located right next to the pool and clubhouse. Just steps from the elevator, laundry, and storage, convenience is at your doorstep. Minutes from Hollywood Beach, Dania Pointe, top dining, shopping, and the Fort Lauderdale Airport. Investors, take note – it can be rented right away. Don’t miss out!

Key facts

• Next to pool
• Lake views
• Next to clubhouse

Tags

• LAKE VIEWS
• SCREENED-IN BALCONY
• COMMUNITY AMENITIES
• NEXT TO POOL
• NEXT TO CLUBHOUSE
• STEPS FROM ELEVATOR

Property features AI

Finance

• HOA & community: Community with homeowner association; HOA fee paid monthly; Association amenities include clubhouse, pool, shuffleboard court, internet, and maintenance; HOA covers water, grounds maintenance, common areas, elevator, and pool service; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Other security features
• Utilities: Cable available
• Home design: Condominium; Six-story building; Third-floor entry; Faces southeast
• Construction: Constructed of CBS (concrete block and stucco)
• Exterior features: Screened porch; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level (third floor entry)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Cable available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $32 ($378/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 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 leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,522/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 $1k of loan paydown is wiped out by about $5k 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 ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $165k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $66/mo; HOA is 23% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 5.5

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: -20.6%
• Equity multiple: 0.32×
• Total profit: $-31,577
• Equity at exit: $24,602

10-year hold

• IRR: -34.7%
• Equity multiple: -0.11×
• Total profit: $-51,269
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$865
• Tax from tax record: −$385 /mo · $4,622/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$575
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $32

Break-even live

Break-even rent $2,482

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $78	+0% $32	+5% $-15	+10% $-62
Rent	-10% $-168	-5% $-68	+0% $32	+5% $131	+10% $231
Rate	-1.0pp $115	-0.5pp $73	base $32	+0.5pp $-11	+1.0pp $-55

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 SE 3rd St Dania, FL	2.0	2.0	1190	$2,300	$1.93	0d	2	0.04mi
121 SE 3rd Ave #504 Dania, FL	2.0	2.0	1190	$2,000	$1.68	25d	1	0.05mi
121 SE 3rd Ave #106 Dania, FL	2.0	2.0	1190	$2,300	$1.93	25d	1	0.05mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	0d	1	0.10mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	3d	1	0.10mi
141 SE 3rd Ave #203 Dania, FL	2.0	2.0	1190	$2,500	$2.10	25d	1	0.12mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	12d	1	0.12mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	6d	1	0.12mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	25d	1	0.12mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	11d	1	0.12mi
301 SE 3rd St #204 Dania, FL	2.0	2.0	1190	$2,650	$2.23	6d	1	0.15mi
301 SE 3rd St #109 Dania, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.15mi
301 SE 3rd St Dania, FL	1.0–2.0	1.0–2.0	1190	$2,650	$2.23	3d	2	0.15mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	21d	1	0.26mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,226	$3.39	0d	34	0.27mi
115 SE 2nd St Unit 1 Dania Beach, FL	2.0	1.0	1150	$2,400	$2.09	25d	1	0.31mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	19d	1	0.34mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	25d	1	0.36mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	25d	1	0.37mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$3,606	$3.83	0d	33	0.40mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	25d	1	0.40mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	12d	4	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,925	$2.26	6d	3	0.41mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	11d	3	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	25d	6	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	13d	6	0.41mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	6d	2	0.42mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,089	$3.62	0d	40	0.45mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	21d	1	0.45mi
241 SW 1st Ave Unit 1-2 Dania Beach, FL	2.0	1.0	1450	$2,200	$1.52	6d	1	0.46mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	0d	1	0.47mi
101 SW 1st St Dania Beach, FL	2.0	1.0–2.0	902	$4,080	$4.52	0d	42	0.48mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	3d	3	0.52mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	9d	1	0.53mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	25d	1	0.57mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	25d	1	0.58mi
212 SW 2nd Pl Unit 1258734P Dania Beach, FL	2.0	2.5	1259	$6,027	$4.79	0d	1	0.59mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	25d	1	0.62mi
241 SW 3rd Ter Dania, FL	3.0	2.0	1163	$3,000	$2.58	0d	1	0.67mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	25d	1	0.68mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $165,000 Active 102 DOM
2. 2026-06-18
   days on market $165,000 Active 99 DOM
3. 2026-06-18
   price $165,000 Active 98 DOM
4. 2026-06-17
   days on market $179,000 Active 98 DOM
5. 2026-06-16
   days on market $179,000 Active 97 DOM
6. 2026-06-15
   days on market $179,000 Active 96 DOM
7. 2026-06-13
   days on market $179,000 Active 94 DOM
8. 2026-06-09
   days on market $179,000 Active 90 DOM
9. 2026-06-07
   days on market $179,000 Active 88 DOM
10. 2026-06-04
    days on market $179,000 Active 85 DOM
11. 2026-06-03
    days on market $179,000 Active 84 DOM
12. 2026-06-02
    days on market $179,000 Active 83 DOM
13. 2026-06-01
    days on market $179,000 Active 82 DOM
14. 2026-05-31
    days on market $179,000 Active 81 DOM
15. 2025-02-26
    listed $179,000 Active
16. 1980-12-01
    soldstatus $50,900

ⓘ 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: $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 (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,262
• − Mortgage interest: −$9,243
• − Property taxes: −$4,622
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$6,900
• − Depreciation: −$4,800
• Taxable loss: −$1,768
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $803/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

+251.7% since first listed

2 events — show timeline

• 2025-02-26 Listed $179,000 Beaches MLS
• 1980-12-01 Sold (Public Records) $50,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,622 · +4.3% YoY. Source: county tax records.