142 NW 8th Ave · Dania Beach, FL 33004

$190,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 6 Days on market

Built 1973 5,420 sqft lot

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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 +7.5/15.0
• 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

PLEASE DO NOT DISTURB TENANTS OR SHOW UP ONSITE WITHOUT PRIORT AUTHORIZATION. ANY UNAUTHORIZED VISITS WILL BE CONSIDERED TRESSPASSING. Unapproved short sale –Cash or hard money only. Property needs repairs and updates throughout. Deferred maintenance present. Interior and exterior improvements required. The kitchen and bathrooms would benefit from upgrading. Buyer to conduct their own inspections and verify all information. Buyer to assume IF any liens, violations, and lender-required repairs. DO NOT DISTURB OWNERS. NO CALLS. Email ONLY for all inquiries. Calls will NOT be answered.

Key facts

• 5,420 sq ft lot
• Parking
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 13.1% 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: 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 at typical pace (median 22d 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 $2,908/mo this rent would consume 66% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $80k; list at $190k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $190,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.34%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $575,736
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 NW 7th St	0.32mi	2/2.0 (-1)	1,132 (-12%)	2mo	$580,000	$512	55
206 NE 2nd Pl	0.47mi	3/2.0	1,388 (+8%)	16mo	$510,000	$367	48
114 NE 2nd Pl	0.41mi	3/2.0	1,420 (+10%)	16mo	$635,000	$447	46
837 NW 10th Ave	0.53mi	3/2.0	1,480 (+15%)	11mo	$589,000	$398	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.55×
• Total profit: $29,415
• Equity at exit: $28,330

10-year hold

• IRR: 20.8%
• Equity multiple: 2.53×
• Total profit: $81,137
• Equity at exit: $16,428

Cash invested: $53,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$996
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $1,079

Break-even live

Break-even rent $1,541

Max offer price $190,000

Occupancy floor 58%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 NW 6th Ave Dania, FL	3.0	2.0	1324	$3,500	$2.64	24d	1	0.15mi
117 NW 11th Ave Dania, FL	2.0	2.0	1550	$2,200	$1.42	22d	1	0.17mi
1106 NW 2nd St Dania, FL	2.0	1.0	1264	$2,100	$1.66	20d	1	0.17mi
6 SW 7th Ave Dania Beach, FL	2.0	1.0	1100	$1,750	$1.59	24d	1	0.29mi
250 NW 14th Way Unit 250 Dania Beach, FL	3.0	1.0	1023	$3,000	$2.93	24d	1	0.34mi
29 SW 8th Ave Unit 1 Dania Beach, FL	2.0	1.0	1610	$1,800	$1.12	24d	1	0.34mi
529 NW 8th St Dania, FL	3.0	2.0	1680	$3,650	$2.17	24d	1	0.36mi
22 NW 14th Ave Dania, FL	2.0	2.0	976	$2,800	$2.87	24d	1	0.37mi
101 NE 2nd Pl Dania, FL	3.0	2.0	1346	$3,500	$2.60	24d	1	0.40mi
701 SW 1st St Unit 1 Dania Beach, FL	2.0	1.0	1200	$1,950	$1.62	17d	1	0.41mi
110 SW 7th Ave Unit 2 Dania Beach, FL	2.0	1.0	1575	$1,900	$1.21	7d	1	0.42mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,565	$4.18	1d	39	0.44mi
947 Nautilus Isle Dania, FL	2.0	2.0	1579	$4,500	$2.85	24d	1	0.47mi
101 SW 1st St Dania Beach, FL	1.0–2.0	1.0–2.0	967	$4,080	$4.22	2d	41	0.48mi
213 Stirling Rd Dania, FL	4.0	2.0	1660	$2,600	$1.57	24d	1	0.54mi
414 SW 2nd Ter Dania, FL	2.0	1.0	1680	$1,800	$1.07	22d	1	0.55mi
120 N Compass Way Dania, FL	1.0–3.0	1.0–2.0	982	$3,478	$3.54	24d	1	0.58mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$3,501	$4.05	2d	25	0.59mi
212 SW 2nd Pl Unit 1258734P Dania Beach, FL	2.0	2.5	1259	$6,253	$4.97	3d	1	0.60mi
121 N Compass Way Dania, FL	1.0–2.0	1.0–2.0	871	$3,010	$3.45	24d	3	0.62mi
1424 Nautilus Isle Dania, FL	3.0	2.0	1454	$4,500	$3.09	24d	1	0.64mi
115 SE 2nd St Unit 1 Dania Beach, FL	2.0	1.0	1150	$2,400	$2.09	24d	1	0.65mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	20d	1	0.65mi
241 SW 1st Ave Unit 1-2 Dania Beach, FL	2.0	1.0	1450	$2,200	$1.52	5d	1	0.67mi
1453 NW 10th St #1 Dania Beach, FL	2.0	1.0	1684	$2,900	$1.72	24d	1	0.70mi
241 SW 3rd Ter Dania, FL	3.0	2.0	1163	$3,100	$2.67	5d	1	0.71mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	24d	1	0.75mi
753 SW 3rd Pl Unit 753 Dania Beach, FL	3.0	2.0	1014	$2,800	$2.76	14d	1	0.76mi
730 SW 4th St Unit A Dania Beach, FL	2.0	1.0	1745	$2,100	$1.20	24d	1	0.77mi
357 Phippen Rd Unit 1-2 Dania Beach, FL	2.0	1.0	1864	$2,300	$1.23	20d	1	0.77mi
141 SE 3rd Ave #203 Dania, FL	2.0	2.0	1190	$2,500	$2.10	24d	1	0.78mi
367 Phippen Waiters Rd Unit back Dania Beach, FL	2.0	1.0	1864	$2,300	$1.23	3d	1	0.79mi
369 Phippen Waiters Rd Unit 1 Dania Beach, FL	2.0	1.0	1266	$1,950	$1.54	24d	1	0.80mi
369 Phippen Waiters Rd Unit Front Dania Beach, FL	2.0	1.0	1266	$1,900	$1.50	20d	1	0.80mi
369 Phippen Waiters Rd Unit 1 Dania Beach, FL	2.0	1.0	1266	$1,900	$1.50	3d	1	0.80mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$4,027	$4.06	2d	19	0.82mi
253 SW 4th St Dania Beach, FL	3.0	2.5	1530	$4,300	$2.81	3d	1	0.83mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	24d	6	0.86mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	12d	6	0.86mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	10d	4	0.86mi

Listing history 9 events

1. 2026-03-12
   status Pending
2. 2026-03-06
   historical
3. 2026-02-20
   price $424,900
4. 2026-02-12
   listed $190,000 Active
5. 2026-02-11
   listed $489,500 Active
6. 2000-10-18
   soldstatus $80,000
7. 1998-12-09
   soldstatus $100,000
8. 1995-12-27
   soldstatus $73,000
9. 1995-10-10
   soldstatus $26,200

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,891
• − Mortgage interest: −$10,643
• − Property taxes: −$1,706
• − Insurance: −$950
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − Depreciation: −$5,527
• Taxable income: $10,482
• Est. tax owed @ 24.0%: −$2,516
• After-tax cash flow: $10,436/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

+1521.8% since first listed

9 events — show timeline

• 2026-03-12 Pending — MARMLS
• 2026-03-06 Listing Removed — Beaches MLS
• 2026-02-20 Price Changed $424,900 Beaches MLS
• 2026-02-12 Listed $190,000 MARMLS
• 2026-02-11 Listed $489,500 Beaches MLS
• 2000-10-18 Sold (Public Records) $80,000 Public Records
• 1998-12-09 Sold (Public Records) $100,000 Public Records
• 1995-12-27 Sold (Public Records) $73,000 Public Records
• 1995-10-10 Sold (Public Records) $26,200 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,706 · +5.7% YoY. Source: county tax records.