131 SE 3rd Ave #305 · Dania Beach, FL 33004

$184,500

2 bd · 2.0 ba · 1,190 sqft · Condo public records · 151 Days on market

Built 1980 $584/mo HOA · 23% of rent

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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 +12.7/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy beautiful lake views from this spacious 2 bedroom, 2 bathroom condo featuring a large and well designed floor plan with generous living areas. New carpet in both bedrooms adds comfort and a fresh feel. The unit includes a convenient assigned parking space located close to the elevator, plus a private storage unit. Excellent amenities include a heated swimming pool, clubhouse, BBQ grills, and car wash station, all within a very nice and quiet community. Ideally located just one mile from the beach and steps from supermarkets, restaurants, Dania Beach Casino, and more. At least one resident must be 55+

Key facts

• Clubhouse
• Lake views
• Private storage unit

Tags

• LAKE VIEWS
• ASSIGNED PARKING SPACE
• PRIVATE STORAGE UNIT
• HEATED SWIMMING POOL
• CLUBHOUSE
• BBQ GRILLS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee covering amenities; Senior community

Exterior

• Parking: Assigned guest parking; 1 covered/garage space; One-space garage
• Home design: Attached property; 6-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Waterfront property with lakefront views; Has a view

Interior

• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnishing negotiable; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $184k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (8.4% below list).
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 leasing fast (median 13d 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 $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 151 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% 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 $162,360 (12.0% 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 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.37% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 6.1

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: -25.2%
• Equity multiple: 0.18×
• Total profit: $-42,350
• Equity at exit: $27,510

10-year hold

• IRR: -51.6%
• Equity multiple: -0.36×
• Total profit: $-70,479
• Equity at exit: $15,952

Cash invested: $51,660 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$968
• Tax from tax record: −$385 /mo · $4,622/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$584
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-88

Break-even live

Break-even rent $2,633

Max offer price $168,980

Occupancy floor 98%

Sensitivity live

Price	-10% $17	-5% $-36	+0% $-88	+5% $-140	+10% $-192
Rent	-10% $-287	-5% $-187	+0% $-88	+5% $12	+10% $111
Rate	-1.0pp $5	-0.5pp $-41	base $-88	+0.5pp $-136	+1.0pp $-184

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: $46,125
• Closing costs: $5,535
• 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	1d	2	0.04mi
121 SE 3rd Ave #504 Dania, FL	2.0	2.0	1190	$2,000	$1.68	26d	1	0.05mi
121 SE 3rd Ave #106 Dania, FL	2.0	2.0	1190	$2,300	$1.93	26d	1	0.05mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	1d	1	0.10mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	4d	1	0.10mi
141 SE 3rd Ave #203 Dania, FL	2.0	2.0	1190	$2,500	$2.10	26d	1	0.12mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	13d	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	26d	1	0.12mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	12d	1	0.12mi
301 SE 3rd St #204 Dania, FL	2.0	2.0	1190	$2,650	$2.23	7d	1	0.15mi
301 SE 3rd St #109 Dania, FL	2.0	2.0	1190	$2,400	$2.02	26d	1	0.15mi
301 SE 3rd St Dania, FL	1.0–2.0	1.0–2.0	1190	$2,650	$2.23	4d	2	0.15mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	22d	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	26d	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	26d	1	0.36mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	26d	1	0.37mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$3,606	$3.83	1d	33	0.40mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	26d	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	7d	3	0.41mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	12d	3	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	26d	6	0.41mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	14d	6	0.41mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	7d	2	0.42mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,089	$3.62	0d	41	0.45mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	22d	1	0.45mi
241 SW 1st Ave Unit 1-2 Dania Beach, FL	2.0	1.0	1450	$2,200	$1.52	7d	1	0.46mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	1d	1	0.47mi
101 SW 1st St Dania Beach, FL	2.0	1.0–2.0	902	$4,080	$4.52	1d	42	0.48mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	4d	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	26d	1	0.57mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	26d	1	0.58mi
212 SW 2nd Pl Unit 1258734P Dania Beach, FL	2.0	2.5	1259	$6,027	$4.79	1d	1	0.59mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	26d	1	0.62mi
241 SW 3rd Ter Dania, FL	3.0	2.0	1163	$3,000	$2.58	1d	1	0.67mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	26d	1	0.68mi

HOA detail condo

• Monthly dues: $584 · $7,008/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $184,500 Active 151 DOM
2. 2026-06-18
   days on market $184,500 Active 148 DOM
3. 2026-06-17
   days on market $184,500 Active 147 DOM
4. 2026-06-16
   days on market $184,500 Active 146 DOM
5. 2026-06-15
   days on market $184,500 Active 145 DOM
6. 2026-06-13
   days on market $184,500 Active 143 DOM
7. 2026-06-09
   days on market $184,500 Active 139 DOM
8. 2026-06-07
   days on market $184,500 Active 137 DOM
9. 2026-06-04
   days on market $184,500 Active 134 DOM
10. 2026-06-03
    days on market $184,500 Active 133 DOM
11. 2026-06-02
    days on market $184,500 Active 132 DOM
12. 2026-06-01
    days on market $184,500 Active 131 DOM
13. 2026-05-31
    days on market $184,500 Active 130 DOM
14. 2026-03-02
    historical $2,100
15. 2026-01-21
    listed $200,000 Active
16. 2025-11-22
    price $2,100
17. 2025-09-11
    listed $2,200
18. 2025-04-03
    historical $2,200
19. 2025-04-02
    historical
20. 2024-10-29
    listed $2,200
21. 2024-10-29
    listed $249,000 Active
22. 2024-09-11
    historical $2,200
23. 2024-09-11
    historical
24. 2024-07-19
    price $2,200
25. 2024-07-19
    price $253,000
26. 2024-07-03
    price $2,250
27. 2024-04-23
    price $2,450
28. 2024-04-22
    price $255,000
29. 2024-04-01
    listed $2,490
30. 2024-02-01
    listed $260,000 Active
31. 2024-01-20
    historical $2,490
32. 2024-01-17
    listed $2,490
33. 2022-12-14
    historical
34. 2022-05-06
    soldstatus $240,000
35. 2016-10-04
    soldstatus $126,400 Sold
36. 2016-10-03
    soldstatus $126,500
37. 2016-09-01
    status Pending
38. 2016-08-30
    price $138,000
39. 2016-07-21
    price $143,000
40. 2016-06-19
    status Active
41. 2016-05-31
    historical
42. 2016-03-04
    price $150,500
43. 2016-01-21
    price $154,900
44. 2015-11-19
    listed $160,000 Active
45. 2015-11-16
    historical
46. 2015-09-16
    listed $165,000 Active
47. 2001-10-15
    soldstatus $77,000
48. 1988-09-23
    soldstatus $62,000

ⓘ 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: −$10,335
• − Property taxes: −$4,622
• − Insurance: −$1,720
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$7,008
• − Depreciation: −$5,367
• Taxable loss: −$3,633
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $-182/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

-96.6% since first listed

35 events — show timeline

• 2026-03-02 Rental Removed $2,100 MARMLS
• 2026-01-21 Listed $200,000 MARMLS
• 2025-11-22 Price Changed $2,100 MARMLS
• 2025-09-11 Listed for Rent $2,200 MARMLS
• 2025-04-03 Rental Removed $2,200 MARMLS
• 2025-04-02 Listing Removed — MARMLS
• 2024-10-29 Listed for Rent $2,200 MARMLS
• 2024-10-29 Listed $249,000 MARMLS
• 2024-09-11 Rental Removed $2,200 MARMLS
• 2024-09-11 Listing Removed — MARMLS
• 2024-07-19 Price Changed $2,200 MARMLS
• 2024-07-19 Price Changed $253,000 MARMLS
• 2024-07-03 Price Changed $2,250 MARMLS
• 2024-04-23 Price Changed $2,450 MARMLS
• 2024-04-22 Price Changed $255,000 MARMLS
• 2024-04-01 Listed for Rent $2,490 MARMLS
• 2024-02-01 Listed $260,000 MARMLS
• 2024-01-20 Rental Removed $2,490 MARMLS
• 2024-01-17 Listed for Rent $2,490 MARMLS
• 2022-12-14 Rental Removed — MARMLS
• 2022-05-06 Sold (Public Records) $240,000 Public Records
• 2016-10-04 Sold (MLS) $126,400 MARMLS
• 2016-10-03 Sold (Public Records) $126,500 Public Records
• 2016-09-01 Pending — MARMLS
• 2016-08-30 Price Changed $138,000 MARMLS
• 2016-07-21 Price Changed $143,000 MARMLS
• 2016-06-19 Relisted — MARMLS
• 2016-05-31 Listing Removed — MARMLS
• 2016-03-04 Price Changed $150,500 MARMLS
• 2016-01-21 Price Changed $154,900 MARMLS
• 2015-11-19 Listed $160,000 MARMLS
• 2015-11-16 Listing Removed — MARMLS
• 2015-09-16 Listed $165,000 MARMLS
• 2001-10-15 Sold (Public Records) $77,000 Public Records
• 1988-09-23 Sold (Public Records) $62,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $4,622 · -3.8% YoY. Source: county tax records.