424 SE 10th St #104 · Dania Beach, FL 33004

$229,900

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 62 Days on market

Built 1979 $475/mo HOA · 18% 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Lake View condo in desirable Meadowbrook Lakes in East Dania Beach. Open floor plan brings lots of natural light, great for entertaining! South facing screened balcony overlooks the lake & clubhouse/pool area provides shade on hot days. Primary bedroom with ensuite, lots of closets! Ground floor unit, parking right in front. Common areas are immaculately clean & manicured. Pool, BBQ, clubhouse. Holiday parties. Great area for people that like to walk or bicycle to the beach just 2 miles away. Restaurants, banks, grocery stores, just a few blocks away. Close to Hollywood Beach Broadwalk, golf, tennis, pickleball, casinos, malls, downtown Hollywood, Ft Lauderdale airport, Port Everglades. Own 3 years to lease, ESA animals only. 1 owner must be 55 or older.

Key facts

• $475 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $475; Association includes amenities, parking, sewer and water; Association pool; Senior community

Exterior

• Parking: Assigned parking (one space)
• Utilities: Water and sewer provided (included in association fee); Electric service
• Home design: Attached property; 4-story building; First floor entry
• Construction: Stucco construction; Resale property
• Exterior features: Patio; Lakefront with lake privileges; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First floor entry; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-55 ($-661/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.2% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (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 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 $2,576/mo this rent would consume 59% 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 $2k of loan paydown is wiped out by about $7k 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 62 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $216,106 (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 62 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 1979 — 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: 1.12% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 7.4

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-47,967
• Equity at exit: $34,279

10-year hold

• IRR: -31.9%
• Equity multiple: -0.15×
• Total profit: $-74,057
• Equity at exit: $19,878

Cash invested: $64,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$314 /mo · $3,767/yr
• Insurance: −$96
• HOA: −$475
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-55

Break-even live

Break-even rent $2,646

Max offer price $220,163

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $10	+0% $-55	+5% $-120	+10% $-185
Rent	-10% $-259	-5% $-157	+0% $-55	+5% $47	+10% $148
Rate	-1.0pp $61	-0.5pp $3	base $-55	+0.5pp $-115	+1.0pp $-175

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	26d	1	0.05mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	26d	1	0.14mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	26d	1	0.17mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	26d	1	0.17mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	3d	1	0.18mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	26d	1	0.18mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	26d	1	0.19mi
1159 SE 6th Ct Dania, FL	3.0	2.5	1238	$3,400	$2.75	26d	1	0.28mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	26d	1	0.30mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	12d	1	0.30mi
619 E Sheridan St #106 Dania, FL	2.0	2.0	1138	$2,500	$2.20	4d	1	0.32mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	26d	1	0.32mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	9d	1	0.32mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	24d	1	0.33mi
519 E Sheridan St #1082 Dania Beach, FL	2.0	2.0	1162	$2,650	$2.28	0d	1	0.33mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	0d	31	0.33mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	5d	6	0.35mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	26d	1	0.37mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	5d	2	0.37mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	0.39mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	4d	1	0.39mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	0.40mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	19d	1	0.40mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	9d	1	0.42mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	20d	1	0.42mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	26d	1	0.42mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	22d	1	0.43mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	26d	1	0.45mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	26d	1	0.47mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	4d	1	0.47mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	0d	1	0.53mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	12d	1	0.54mi
2153 N 14th Ave Unit 2153 Hollywood, FL	2.0	1.5	1278	$2,400	$1.88	18d	1	0.56mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	26d	1	0.57mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	24d	1	0.58mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	26d	1	0.59mi
441 SE 3rd St #505 Dania, FL	2.0	2.0	1190	$2,150	$1.81	12d	1	0.59mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	6d	1	0.59mi
441 SE 3rd St #404 Dania, FL	2.0	2.0	1190	$2,700	$2.27	12d	1	0.59mi
431 SE 3rd St #402 Dania, FL	2.0	2.0	1190	$2,200	$1.85	4d	1	0.59mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $229,900 Active 62 DOM
2. 2026-06-18
   days on market $229,900 Active 59 DOM
3. 2026-06-17
   days on market $229,900 Active 58 DOM
4. 2026-06-16
   days on market $229,900 Active 57 DOM
5. 2026-06-15
   days on market $229,900 Active 56 DOM
6. 2026-06-13
   days on market $229,900 Active 54 DOM
7. 2026-06-09
   days on market $229,900 Active 50 DOM
8. 2026-06-08
   days on market $229,900 Active 49 DOM
9. 2026-06-07
   days on market $229,900 Active 48 DOM
10. 2026-06-04
    days on market $229,900 Active 45 DOM
11. 2026-06-03
    days on market $229,900 Active 44 DOM
12. 2026-06-02
    days on market $229,900 Active 43 DOM
13. 2026-06-01
    days on market $229,900 Active 42 DOM
14. 2026-05-31
    days on market $229,900 Active 41 DOM
15. 2026-05-09
    price $229,900
16. 2026-04-20
    listed $236,997 Active
17. 2026-04-16
    historical
18. 2026-02-19
    price $239,990
19. 2026-01-20
    price $245,000
20. 2026-01-09
    price $250,000
21. 2025-10-22
    listed $255,000 Active
22. 2024-10-17
    soldstatus $225,000
23. 2024-09-09
    soldstatus $225,000 Closed 786-char remark

    Show marketing remark (786 chars)

    Beautiful Lake View condo in desirable Meadowbrook Lakes in East Dania Beach. Open floor plan brings lots of natural light, great for entertaining! South facing screened balcony overlooks the lake & clubhouse/pool area provides shade on hot days. Primary bedroom with ensuite, lots of closets! Ground floor unit, parking right in front. Common areas are immaculately clean & manicured. Pool, BBQ, clubhouse. Holiday parties. Great area for people that like to walk or bicycle to the beach just 2 miles away. Restaurants, banks, grocery stores, just a few blocks away. Close to Hollywood Beach Broadwalk, golf, tennis, pickleball, casinos, malls, downtown Hollywood, Ft Lauderdale airport, Port Everglades. Own 3 years to lease, ESA animals only. 1 owner must be 55 or older.

24. 2024-07-31
    status Pending 786-char remark

    Show marketing remark (786 chars)

    Beautiful Lake View condo in desirable Meadowbrook Lakes in East Dania Beach. Open floor plan brings lots of natural light, great for entertaining! South facing screened balcony overlooks the lake & clubhouse/pool area provides shade on hot days. Primary bedroom with ensuite, lots of closets! Ground floor unit, parking right in front. Common areas are immaculately clean & manicured. Pool, BBQ, clubhouse. Holiday parties. Great area for people that like to walk or bicycle to the beach just 2 miles away. Restaurants, banks, grocery stores, just a few blocks away. Close to Hollywood Beach Broadwalk, golf, tennis, pickleball, casinos, malls, downtown Hollywood, Ft Lauderdale airport, Port Everglades. Own 3 years to lease, ESA animals only. 1 owner must be 55 or older.

25. 2024-06-11
    listed $225,000 Active 786-char remark

    Show marketing remark (786 chars)

    Beautiful Lake View condo in desirable Meadowbrook Lakes in East Dania Beach. Open floor plan brings lots of natural light, great for entertaining! South facing screened balcony overlooks the lake & clubhouse/pool area provides shade on hot days. Primary bedroom with ensuite, lots of closets! Ground floor unit, parking right in front. Common areas are immaculately clean & manicured. Pool, BBQ, clubhouse. Holiday parties. Great area for people that like to walk or bicycle to the beach just 2 miles away. Restaurants, banks, grocery stores, just a few blocks away. Close to Hollywood Beach Broadwalk, golf, tennis, pickleball, casinos, malls, downtown Hollywood, Ft Lauderdale airport, Port Everglades. Own 3 years to lease, ESA animals only. 1 owner must be 55 or older.

26. 2003-08-18
    soldstatus $108,000
27. 1994-02-07
    soldstatus $55,000
28. 1979-11-01
    soldstatus $40,900

ⓘ 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: $3,767 · $314/mo
• Projected year-2 tax: $3,767 · $314/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: $30,915
• − Mortgage interest: −$12,878
• − Property taxes: −$3,767
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$5,700
• − Depreciation: −$6,688
• Taxable loss: −$4,214
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $350/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

+462.1% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $229,900 MARMLS
• 2026-04-20 Listed $236,997 MARMLS
• 2026-04-16 Listing Removed — MARMLS
• 2026-02-19 Price Changed $239,990 MARMLS
• 2026-01-20 Price Changed $245,000 MARMLS
• 2026-01-09 Price Changed $250,000 MARMLS
• 2025-10-22 Listed $255,000 MARMLS
• 2024-10-17 Sold (Public Records) $225,000 Public Records
• 2024-09-09 Sold (MLS) $225,000 MARMLS
• 2024-07-31 Pending — MARMLS
• 2024-06-11 Listed $225,000 MARMLS
• 2003-08-18 Sold (Public Records) $108,000 Public Records
• 1994-02-07 Sold (Public Records) $55,000 Public Records
• 1979-11-01 Sold (Public Records) $40,900 Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,767 · -16.3% YoY. Source: county tax records.