500 NE 2nd St #127 · Dania Beach, FL 33004

$165,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 78 Days on market

Built 1974 $451/mo HOA · 22% 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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

Key facts

• New a/c system
• Tennis court
• Exercise room

Tags

• SWIMMING POOL
• TENNIS COURT
• BASKETBALL COURT
• EXERCISE ROOM
• DURABLE TILE FLOORING
• NEW A/C SYSTEM

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (conditional; restrictions or possible restrictions)
• HOA & community: Monthly association fee of $451; Association includes common areas and cable TV; Community amenities: clubhouse, barbecue, picnic area

Exterior

• Parking: 1 covered garage space; Guest parking available; One additional parking space
• Utilities: Has cooling; Has heating
• Home design: Property is attached; 4-story building; Entry on level 1
• Construction: Block construction; Resale building
• Exterior features: Barbecue; Tennis court(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; First-floor entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-38 ($-451/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.0% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: 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 at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,006/mo this rent would consume 46% 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 78 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $69k; list at $165k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $155,100 (6.0% 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 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 6.9

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: -22.6%
• Equity multiple: 0.25×
• Total profit: $-34,682
• Equity at exit: $24,602

10-year hold

• IRR: -35.0%
• Equity multiple: -0.18×
• Total profit: $-54,674
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$865
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$69
• HOA: −$451
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-38

Break-even live

Break-even rent $2,053

Max offer price $158,363

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $9	+0% $-38	+5% $-84	+10% $-131
Rent	-10% $-196	-5% $-117	+0% $-38	+5% $42	+10% $121
Rate	-1.0pp $46	-0.5pp $4	base $-38	+0.5pp $-80	+1.0pp $-124

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
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	12d	3	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,700	$2.00	12d	4	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	7d	3	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,625	$1.91	14d	6	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,600	$1.88	26d	6	0.02mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	26d	1	0.07mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	7d	2	0.10mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	26d	1	0.11mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,107	$2.26	4d	3	0.13mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$2,869	$3.05	1d	33	0.20mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$2,808	$2.95	0d	34	0.22mi
201 NE 2nd Ave Unit 1 Dania Beach, FL	—	1.0	550	$1,550	$2.82	26d	1	0.43mi
201 NE 2nd Ave Unit 1 Dania Beach, FL	—	1.0	550	$1,475	$2.68	4d	1	0.43mi
13 NE 2nd Ave #201 Dania, FL	2.0	1.0	690	$1,600	$2.32	26d	1	0.43mi
180 E Dania Beach Blvd Dania, FL	1.0	1.0	613	$2,400	$3.92	21d	3	0.48mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$2,614	$3.07	0d	41	0.51mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	4d	1	0.51mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	17d	1	0.51mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	26d	1	0.57mi
303 U.S. 1 Dania Beach, FL	1.0	1.0	649	$2,035	$3.14	1d	1	0.59mi
101 SE 2nd St Dania Beach, FL	—	1.0	600	$1,500	$2.50	22d	1	0.63mi
101 SW 1st St Dania Beach, FL	2.0	1.0–2.0	902	$3,268	$3.62	1d	42	0.69mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	10d	1	0.81mi
2 SW 6th Ave Unit C Dania Beach, FL	1.0	1.0	1117	$1,450	$1.30	26d	1	0.85mi
105 SW 5th Ct Unit 2 Dania Beach, FL	1.0	1.0	700	$1,700	$2.43	26d	1	0.87mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	26d	1	0.90mi
6 SW 7th Ave Dania Beach, FL	2.0	1.0	1100	$1,750	$1.59	26d	1	0.90mi
41 SW 7th Ave Unit 1 Dania Beach, FL	1.0	1.0	620	$1,500	$2.42	10d	1	0.92mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	26d	1	0.96mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	1.00mi
229 SW 3rd Pl Dania, FL	2.0	1.0	764	$2,700	$3.53	26d	1	1.02mi
508 SW 2nd Ave Unit Back Dania Beach, FL	1.0	1.0	900	$1,350	$1.50	26d	1	1.07mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	1.12mi
367 Phippen Waiters Rd Unit back Dania Beach, FL	2.0	1.0	932	$2,300	$2.47	1d	1	1.13mi
713 SW 3rd Pl Unit 3 Dania Beach, FL	2.0	1.0	775	$1,595	$2.06	26d	1	1.14mi
210 SW 7th St Dania, FL	1.0	1.0	600	$1,600	$2.67	7d	1	1.15mi
22 NW 14th Ave Dania, FL	2.0	2.0	976	$2,800	$2.87	26d	1	1.16mi
704 SW 2nd Ave Dania, FL	1.0	1.0	648	$1,900	$2.93	26d	1	1.17mi
105 NW 14th Way Dania Beach, FL	2.0	1.0	650	$1,795	$2.76	10d	1	1.22mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$1,872	$2.12	0d	31	1.26mi

HOA detail condo

• Monthly dues: $451 · $5,412/yr
• Likely covers: watertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-01
   days on market $165,000 Active 78 DOM
2. 2026-05-31
   days on market $165,000 Active 77 DOM
3. 2026-03-15
   listed $165,000 Active
4. 2025-09-14
   historical $1,675
5. 2025-09-12
   price $1,675
6. 2025-08-28
   listed $1,700
7. 2016-06-04
   soldstatus $69,000 Sold 425-char remark

   Show marketing remark (425 chars)

   Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

8. 2016-05-17
   soldstatus $69,000
9. 2016-04-14
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

10. 2016-04-08
    price $75,000 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

11. 2016-04-06
    price $80,000 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

12. 2016-04-03
    price $83,000 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

13. 2016-03-19
    price $84,500 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

14. 2016-03-05
    price $87,000 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

15. 2016-03-04
    price $870,000 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

16. 2016-02-24
    listed $89,500 Active 425-char remark

    Show marketing remark (425 chars)

    Large 1/1 condo with beautiful landscaping, tennis court, basketball court, exercise room, & pool. Close to beach & shopping. New Rheem split AC system & water heater in 2013. New refrigerator, dishwasher & garbage disposal in 2013. New stove in 2015. All tile floors. OK to rent right away. AN ASSESSMENT FOR PROPERTY IMPROVEMENT WAS ISSUED THE END OF MARCH 2016 & WAS PAID IN FULL BY OWNER.

17. 2013-10-19
    historical
18. 2013-10-10
    listed $91,000 Active
19. 2005-03-18
    soldstatus $133,000

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $2,846 · $237/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: $24,071
• − Mortgage interest: −$9,243
• − Property taxes: −$2,846
• − Insurance: −$825
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$5,412
• − Depreciation: −$4,800
• Taxable loss: −$2,907
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $247/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

+24.1% since first listed

17 events — show timeline

• 2026-03-15 Listed $165,000 MARMLS
• 2025-09-14 Rental Removed $1,675 MARMLS
• 2025-09-12 Price Changed $1,675 MARMLS
• 2025-08-28 Listed for Rent $1,700 MARMLS
• 2016-06-04 Sold (MLS) $69,000 MARMLS
• 2016-05-17 Sold (Public Records) $69,000 Public Records
• 2016-04-14 Pending — MARMLS
• 2016-04-08 Price Changed $75,000 MARMLS
• 2016-04-06 Price Changed $80,000 MARMLS
• 2016-04-03 Price Changed $83,000 MARMLS
• 2016-03-19 Price Changed $84,500 MARMLS
• 2016-03-05 Price Changed $87,000 MARMLS
• 2016-03-04 Price Changed $870,000 MARMLS
• 2016-02-24 Listed $89,500 MARMLS
• 2013-10-19 Listing Removed — MARMLS
• 2013-10-10 Listed $91,000 MARMLS
• 2005-03-18 Sold (Public Records) $133,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,846 · +7.9% YoY. Source: county tax records.