5140 SW 40th Ave Unit 3C · Dania Beach, FL 33314

$195,000

2 bd · 2.0 ba · 1,060 sqft · Condo public records · 165 Days on market

Built 1974 $621/mo HOA · 25% 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 +10.7/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Maintained 2-Bedroom, 2-Bathroom Condominium – First-Floor Unit Rarely available first-floor unit in Oak Hills, a highly desirable lake community in Dania Beach/Hollywood. This bright and spacious home features an open floor plan, and abundant natural light with water near. The fully equipped kitchen is ready to move in, offering solid wood cabinetry, stainless steel appliances, stone countertops Beautifully landscaped and incredibly safe community, trails, clubhouse, gazebo, BBQ area, and plenty of guest parking. One assigned parking space included. Prime location: Close to Hard Rock Hotel & Casino, Maple Ridge Park, Fort Lauderdale Airport, Downtown Hollywood /

Key facts

• Solid wood cabinetry
• Landscaped community
• Stone countertops

Tags

• FIRST FLOOR UNIT
• FULLY EQUIPPED KITCHEN
• SOLID WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• STONE COUNTERTOPS
• LANDSCAPED COMMUNITY

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $621; HOA covers trash service; Association amenities include barbecue and picnic area

Exterior

• Parking: 2-car garage; Guest parking; One additional parking space; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors
• Utilities: Electric power; Public water; Public sewer
• Home design: Attached property; 3 total stories; First-floor entry
• Construction: Brick construction; Resale property
• Exterior features: Courtyard; Barbecue

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First-floor entry; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 19d 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 44% 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 165 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8764% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $171,600 (12.0% 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 165 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.25% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 6.7

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: -22.1%
• Equity multiple: 0.25×
• Total profit: $-40,789
• Equity at exit: $29,075

10-year hold

• IRR: -22.3%
• Equity multiple: -0.03×
• Total profit: $-56,191
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,443 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$297 /mo · $3,570/yr
• Insurance: −$81
• HOA: −$621
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-92

Break-even live

Break-even rent $2,560

Max offer price $178,664

Occupancy floor 99%

Sensitivity live

Price	-10% $18	-5% $-37	+0% $-92	+5% $-148	+10% $-203
Rent	-10% $-285	-5% $-189	+0% $-92	+5% $4	+10% $101
Rate	-1.0pp $6	-0.5pp $-43	base $-92	+0.5pp $-143	+1.0pp $-194

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	9d	1	0.03mi
5050 SW 40th Ave Unit 4 Fort Lauderdale, FL	2.0	1.0	750	$1,800	$2.40	20d	1	0.10mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,900	$2.74	14d	1	0.23mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,750	$2.59	9d	1	0.23mi
5269 SW 40th Ter #21 Fort Lauderdale, FL	2.0	2.0	1060	$2,400	$2.26	26d	1	0.24mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	3.0	1104	$2,650	$2.40	9d	1	0.25mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	2.0	1100	$2,650	$2.41	15d	1	0.25mi
4242 SW 49th Ct Unit 4242 Fort Lauderdale, FL	3.0	2.0	1050	$2,500	$2.38	26d	1	0.29mi
5219 SW 43rd Ter #1 Fort Lauderdale, FL	3.0	2.0	1241	$2,450	$1.97	26d	1	0.35mi
4781 SW 39th Way Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1356	$2,687	$1.98	0d	11	0.40mi
4917 SW 43rd Ter Unit A Fort Lauderdale, FL	3.0	2.0	975	$2,850	$2.92	22d	1	0.40mi
4917 SW 43rd Ter Unit B Fort Lauderdale, FL	1.0	1.0	975	$1,150	$1.18	26d	1	0.40mi
4285 SW 48th Ct Unit 4285 Fort Lauderdale, FL	3.0	2.0	1055	$2,950	$2.80	26d	1	0.40mi
4528 SW 54th St Unit 302 B Fort Lauderdale, FL	2.0	2.0	950	$2,200	$2.32	26d	1	0.53mi
4697 SW 35th Ave Fort Lauderdale, FL	3.0	2.5	1342	$4,200	$3.13	26d	1	0.55mi
4465 Griffin Rd Fort Lauderdale, FL	2.0–3.0	2.0	1102	$2,799	$2.54	0d	24	0.59mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	966	$2,150	$2.23	9d	2	0.60mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	18d	5	0.60mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	16d	5	0.60mi
4681 SW 43rd Ter Fort Lauderdale, FL	3.0	2.0	1146	$2,850	$2.49	26d	1	0.63mi
4681 SW 43rd Ter Unit 2 Fort Lauderdale, FL	3.0	1.0	1100	$2,600	$2.36	4d	1	0.63mi
4671 SW 43rd Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	960	$3,200	$3.33	26d	1	0.64mi
4121 Stirling Rd #401 Davie, FL	2.0	2.0	1015	$2,200	$2.17	18d	1	0.71mi
4111 Stirling Rd Davie, FL	1.0–2.0	1.0–1.5	945	$2,000	$2.12	0d	3	0.75mi
4111 Stirling Rd Davie, FL	2.0	1.5–2.0	980	$2,250	$2.30	22d	3	0.75mi
4147 Stirling Rd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	916	$2,300	$2.51	6d	9	0.76mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	18d	1	0.79mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	4d	1	0.79mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	9d	1	0.79mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	26d	1	0.81mi
4665 SW 33rd Ave Fort Lauderdale, FL	2.0	1.0	1164	$1,950	$1.68	9d	1	0.81mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	26d	1	0.83mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	9d	1	0.83mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	13d	1	0.83mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	26d	1	0.83mi
3265 Griffin Rd #206 Fort Lauderdale, FL	1.0	1.0	713	$1,700	$2.38	19d	1	0.84mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	26d	1	0.86mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	23d	1	0.88mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	26d	1	0.89mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	4d	1	0.90mi

HOA detail condo

• Monthly dues: $621 · $7,452/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $195,000 Active 165 DOM
2. 2026-06-18
   days on market $195,000 Active 162 DOM
3. 2026-06-17
   days on market $195,000 Active 161 DOM
4. 2026-06-16
   days on market $195,000 Active 160 DOM
5. 2026-06-15
   days on market $195,000 Active 159 DOM
6. 2026-06-13
   days on market $195,000 Active 157 DOM
7. 2026-06-09
   days on market $195,000 Active 153 DOM
8. 2026-06-07
   days on market $195,000 Active 151 DOM
9. 2026-06-04
   days on market $195,000 Active 148 DOM
10. 2026-06-03
    days on market $195,000 Active 147 DOM
11. 2026-06-02
    days on market $195,000 Active 146 DOM
12. 2026-06-01
    days on market $195,000 Active 145 DOM
13. 2026-05-31
    days on market $195,000 Active 144 DOM
14. 2026-04-18
    historical $2,200
15. 2026-03-18
    soldstatus $180,000
16. 2026-01-08
    listed $2,200
17. 2025-12-18
    listed $195,000 Active
18. 2025-01-17
    soldstatus $80,000
19. 2017-07-05
    soldstatus $122,000
20. 2003-08-26
    soldstatus $90,500
21. 1984-07-01
    soldstatus $50,000

ⓘ 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: $3,570 · $297/mo
• Projected year-2 tax: $3,570 · $297/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: $29,314
• − Mortgage interest: −$10,923
• − Property taxes: −$3,570
• − Insurance: −$975
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − HOA: −$7,452
• − Depreciation: −$5,673
• Taxable loss: −$3,969
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $-157/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

-95.6% since first listed

8 events — show timeline

• 2026-04-18 Rental Removed $2,200 MARMLS
• 2026-03-18 Sold (Public Records) $180,000 Public Records
• 2026-01-08 Listed for Rent $2,200 MARMLS
• 2025-12-18 Listed $195,000 MARMLS
• 2025-01-17 Sold (Public Records) $80,000 Public Records
• 2017-07-05 Sold (Public Records) $122,000 Public Records
• 2003-08-26 Sold (Public Records) $90,500 Public Records
• 1984-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,570 · +12.8% YoY. Source: county tax records.