5383 SW 40th Ave #103 · Dania Beach, FL 33314

$200,000

2 bd · 2.0 ba · 870 sqft · Condo public records · 102 Days on market

Built 1981 $350/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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HOME SWEET HOME. THIS LOVELY 2 BEDROOM 2 BATHROOM FIRST FLOOR UNIT IS CLOSE TO HARD ROCK HOTEL, TURNPIKE I-95, FTL AIRPORT. TWO PARKING SPACE IN FRONT OF THE UNIT. LOW MAINTENANCE FEE THAT COVER INSURANCE AND ROOF. BEST PRICE IN THE COMMUNITY.

Key facts

• $350 HOA
• Community pool
• Built 1981

Property features AI

Finance

• HOA & community: Monthly HOA fee of $350; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, roof repairs, pool service, and parking; Association provides maintenance services

Exterior

• Parking: Association-managed parking
• Security: Owned security system
• Utilities: Sewer service included in association; Water service included in association; Electric service
• Home design: Condominium; Resale property; Two-story building; First-floor entry
• Construction: Block construction
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closet(s)

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 $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 rising (+1.4%/yr); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/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 $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.
• 2 sale attempts since 2y ago 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.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $182,000 (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. 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: 1.16% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-24,883
• Equity at exit: $29,821

10-year hold

• IRR: -6.3%
• Equity multiple: 0.63×
• Total profit: $-20,963
• 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 33314

• Rents YoY: 1.4%
• Active inventory: 186
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$83
• HOA: −$350
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $171

Break-even live

Break-even rent $2,095

Max offer price $200,000

Occupancy floor 88%

Sensitivity live

Price	-10% $284	-5% $227	+0% $171	+5% $114	+10% $57
Rent	-10% $-12	-5% $79	+0% $171	+5% $262	+10% $353
Rate	-1.0pp $271	-0.5pp $222	base $171	+0.5pp $119	+1.0pp $66

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
5269 SW 40th Ter #21 Fort Lauderdale, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.15mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,750	$2.59	9d	1	0.16mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,900	$2.74	14d	1	0.16mi
4471 SW 54th Ct Unit 1A-2B Fort Lauderdale, FL	1.0	1.0	600	$1,350	$2.25	25d	1	0.17mi
4528 SW 54th St Unit 302 B Fort Lauderdale, FL	2.0	2.0	950	$2,200	$2.32	25d	1	0.22mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	966	$2,150	$2.23	9d	2	0.27mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	18d	5	0.27mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	16d	5	0.27mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	2.0	1100	$2,650	$2.41	15d	1	0.30mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	3.0	1104	$2,650	$2.40	9d	1	0.30mi
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	9d	1	0.34mi
5050 SW 40th Ave Unit 4 Fort Lauderdale, FL	2.0	1.0	750	$1,800	$2.40	20d	1	0.38mi
4121 Stirling Rd #401 Davie, FL	2.0	2.0	1015	$2,200	$2.17	18d	1	0.39mi
4242 SW 49th Ct Unit 4242 Fort Lauderdale, FL	3.0	2.0	1050	$2,500	$2.38	25d	1	0.42mi
4147 Stirling Rd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	916	$2,300	$2.51	6d	9	0.44mi
4111 Stirling Rd Davie, FL	2.0	1.5–2.0	980	$2,250	$2.30	22d	3	0.44mi
4111 Stirling Rd Davie, FL	1.0–2.0	1.0–1.5	945	$2,000	$2.12	0d	3	0.44mi
4917 SW 43rd Ter Unit B Fort Lauderdale, FL	1.0	1.0	975	$1,150	$1.18	25d	1	0.49mi
4917 SW 43rd Ter Unit A Fort Lauderdale, FL	3.0	2.0	975	$2,850	$2.92	22d	1	0.49mi
4285 SW 48th Ct Unit 4285 Fort Lauderdale, FL	3.0	2.0	1055	$2,950	$2.80	25d	1	0.58mi
4000 N 56th Ave Hollywood, FL	2.0	1.0–2.0	779	$2,195	$2.82	0d	7	0.63mi
4465 Griffin Rd Fort Lauderdale, FL	2.0–3.0	2.0	1102	$2,799	$2.54	0d	24	0.68mi
3700 N 56th Ave #1015 Hollywood, FL	1.0	1.0	659	$1,900	$2.88	9d	1	0.70mi
3700 N 56th Ave Hollywood, FL	1.0–2.0	1.0	704	$2,100	$2.98	25d	3	0.70mi
4781 SW 39th Way Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1356	$2,687	$1.98	0d	11	0.71mi
3690 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$2,200	$2.85	4d	2	0.74mi
3690 N 56th Ave #912 Hollywood, FL	2.0	1.0	884	$2,200	$2.49	25d	1	0.74mi
3690 N 56th Ave #912 Hollywood, FL	2.0	1.0	884	$2,200	$2.49	9d	1	0.74mi
3610 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$2,100	$2.72	9d	2	0.75mi
3610 N 56th Ave Hollywood, FL	2.0	1.0	884	$2,050	$2.32	23d	2	0.75mi
3610 N 56th Ave #205 Hollywood, FL	2.0	1.0	884	$2,100	$2.38	12d	1	0.78mi
3680 N 56th Ave Hollywood, FL	2.0	1.0	816	$1,925	$2.36	13d	2	0.80mi
4681 SW 43rd Ter Unit 2 Fort Lauderdale, FL	3.0	1.0	1100	$2,600	$2.36	4d	1	0.80mi
3680 N 56th Ave #823 Hollywood, FL	2.0	1.0	749	$2,500	$3.34	6d	1	0.80mi
4671 SW 43rd Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	960	$3,200	$3.33	25d	1	0.81mi
3640 N 56th Ave #401 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	22d	1	0.86mi
3640 N 56th Ave #401 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	3d	1	0.86mi
3640 N 56th Ave #412 Hollywood, FL	2.0	1.0	884	$2,200	$2.49	25d	1	0.86mi
3660 N 56th Ave #609 Hollywood, FL	1.0	1.0	659	$1,725	$2.62	0d	1	0.87mi
3660 N 56th Ave #609 Hollywood, FL	1.0	1.0	659	$1,725	$2.62	19d	1	0.87mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 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. 2026-01-29
    listed $200,000 Active
15. 2025-01-23
    historical
16. 2024-11-26
    price $225,000
17. 2024-01-25
    listed $230,000 Active
18. 2021-03-04
    soldstatus $125,000
19. 2006-12-18
    soldstatus $135,000
20. 2003-07-10
    soldstatus $72,000
21. 1995-06-21
    soldstatus $39,500
22. 1981-11-01
    soldstatus $47,000
23. 1981-11-01
    soldstatus $47,000

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,732
• − Mortgage interest: −$11,203
• − Property taxes: −$2,074
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$4,200
• − Depreciation: −$5,818
• Taxable loss: −$1,000
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $2,289/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): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2205.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 30% White 29% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 1% Estonian 1%
• Foreign-born: 38% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 42% French/Haitian/Cajun 4% Other Indo-European 3%

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: ▼ -346.31%
• Current HPI: 433.1148
• Rent YoY: ▲ 1.45%
• 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

+325.5% since first listed

10 events — show timeline

• 2026-01-29 Listed $200,000 Beaches MLS
• 2025-01-23 Listing Removed — MARMLS
• 2024-11-26 Price Changed $225,000 MARMLS
• 2024-01-25 Listed $230,000 MARMLS
• 2021-03-04 Sold (Public Records) $125,000 Public Records
• 2006-12-18 Sold (Public Records) $135,000 Public Records
• 2003-07-10 Sold (Public Records) $72,000 Public Records
• 1995-06-21 Sold (Public Records) $39,500 Public Records
• 1981-11-01 Sold (Public Records) $47,000 Public Records
• 1981-11-01 Sold (Public Records) $47,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,074 · +4.6% YoY. Source: county tax records.