1025 SE 2nd Ave #208 · Dania Beach, FL 33004

$255,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 18 Days on market

Built 1974

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner unit. Fabulous lake view & East/west breezes. Ok to lease after 1 year. One owner must be 55 or older per condo rules.

Key facts

• Pool and clubhouse
• Lake views
• Washer and dryer

Tags

• CORNER UNIT
• NATURAL LIGHT
• WASHER AND DRYER
• IMPACT WINDOWS AND DOORS
• LAKE VIEWS
• POOL AND CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed / pet restrictions
• HOA & community: Monthly association fee ($505/month); Association covers management, amenities, insurance, laundry, grounds maintenance, structure maintenance, parking, pool(s), reserve fund, sewer, trash, and water; Community amenities include clubhouse, community kitchen, fitness center, laundry facilities, barbecue and picnic areas, shuffleboard court, storage, trash service, vehicle wash area, elevators; Senior community

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Security: Security/high-impact doors; Storm/security shutters
• Utilities: Cable available; Electric water heater
• Home design: Condo / attached property; Single-story unit in a 4-story building; Entry located on level 2; Updated / remodeled; Facing west; Corner remodel unit
• Construction: Block and stucco construction; Resale property
• Exterior features: Balcony (screened); Security/high-impact doors; Storm/security shutters; Exterior lighting; Association pool; Lakefront waterfront; Has a view (west-facing)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Icemaker; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Blinds; Impact glass windows; French doors / atrium doors; Sitting area in primary bedroom; Living/Dining room; Main living area on entry level; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (4.3% below list).
• Recommended offer: $244k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Dania Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 25d 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 $2,441/mo this rent would consume 56% 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 $8k 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 18 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $180k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $244,146 (4.3% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 8.7

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: -30.3%
• Equity multiple: 0.03×
• Total profit: $-69,351
• Equity at exit: $38,021

10-year hold

• IRR: -60.8%
• Equity multiple: -0.60×
• Total profit: $-113,967
• Equity at exit: $22,048

Cash invested: $71,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,441 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$106
• HOA est. from 3 same-building comps: −$622
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-333

Break-even live

Break-even rent $2,863

Max offer price $196,146

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-261	+0% $-333	+5% $-405	+10% $-478
Rent	-10% $-526	-5% $-430	+0% $-333	+5% $-237	+10% $-140
Rate	-1.0pp $-205	-0.5pp $-268	base $-333	+0.5pp $-399	+1.0pp $-466

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	11d	1	0.03mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	2d	1	0.14mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	24d	1	0.14mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	24d	1	0.14mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	24d	1	0.17mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	24d	1	0.19mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	2d	1	0.19mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	24d	1	0.20mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	11d	1	0.23mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	3d	2	0.24mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	24d	1	0.24mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	3d	1	0.26mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	24d	1	0.26mi
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	24d	1	0.26mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	22d	1	0.26mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	24d	1	0.26mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	21d	1	0.28mi
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	24d	1	0.28mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	3d	6	0.30mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	24d	1	0.31mi
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	24d	1	0.34mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	20d	1	0.38mi
233 SW 15th St Dania Beach, FL	2.0	1.0	1000	$2,200	$2.20	24d	1	0.41mi
1845 Sherman St Hollywood, FL	3.0	2.0	1280	$3,290	$2.57	18d	1	0.43mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	24d	1	0.44mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,899	$1.90	5d	1	0.44mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,995	$2.00	14d	1	0.44mi
508 SW 2nd Ave Unit Back Dania Beach, FL	1.0	1.0	900	$1,350	$1.50	24d	1	0.45mi
1737 Liberty St #10 Hollywood, FL	2.0	1.0	825	$2,125	$2.58	24d	1	0.45mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	8d	1	0.45mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	19d	1	0.45mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	18d	1	0.45mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	24d	1	0.48mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	15d	1	0.48mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	2d	1	0.48mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	24d	1	0.49mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	24d	1	0.50mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	24d	1	0.52mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	8d	1	0.52mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	22d	1	0.53mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $255,000 Active 18 DOM
2. 2026-06-17
   days on market $255,000 Active 17 DOM
3. 2026-06-16
   days on market $255,000 Active 16 DOM
4. 2026-06-15
   days on market $255,000 Active 15 DOM
5. 2026-06-13
   days on market $255,000 Active 13 DOM
6. 2026-06-09
   days on market $255,000 Active 9 DOM
7. 2026-06-08
   days on market $255,000 Active 8 DOM
8. 2026-06-07
   days on market $255,000 Active 7 DOM
9. 2026-06-04
   days on market $255,000 Active 4 DOM
10. 2026-06-03
    days on market $255,000 Active 3 DOM
11. 2026-06-02
    days on market $255,000 Active 2 DOM
12. 2026-06-01
    remarks 695-char remark
13. 2026-06-01
    listed $255,000 Active 1 DOM

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/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: $29,298
• − Mortgage interest: −$14,284
• − Property taxes: −$2,357
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − HOA: −$7,464
• − Depreciation: −$7,418
• Taxable loss: −$8,188
• Est. tax savings @ 24.0%: +$1,965
• After-tax cash flow: $-2,033/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

+246.9% since first listed

8 events — show timeline

• 2026-05-31 Listed $255,000 MARMLS
• 2017-04-24 Sold (Public Records) $179,500 Public Records
• 2017-04-07 Sold (MLS) $179,500 MARMLS
• 2017-03-13 Pending — MARMLS
• 2017-01-17 Listed $189,900 MARMLS
• 2004-06-01 Sold (Public Records) $148,000 Public Records
• 2003-07-29 Sold (Public Records) $130,000 Public Records
• 1991-02-01 Sold (Public Records) $73,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,357 · +4.5% YoY. Source: county tax records.