29-33 SE 4th · Dania Beach, FL 33004

$729,000

12 bd · 12.0 ba · 2,340 sqft · MultiFamily · 11 Days on market

Built 1964 Fair condition Est $550k · 33% over

---

Why this score? — see what drove the C+ 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
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Large Duplex offers Two 2 Bedroom and 2 full bath units. You also have one attached garage which does not connect to the interior offering possible storge options for owner or add it to the rental potential. 9,681 Square foot Lot!! Each unit has a newer A/C and thermostat. Two separate FPL meters reducing owner expenses. Property features Natural Gas with 2 separate meters providing affordable energy options. Each side has their own driveway and comfortably accommodates 2 vehicles. The right side which has the garage can accommodate 3 vehicles + one in the garage. Spacious living units with open living room and kitchen design. Large primary bedrooms! Generous back yard for enjoying the outdoor lifestyle and entertaining. One unit occupied by long term tenant currently month to month. Laundry room currently shared. This is an Estate Sale subject to court approval. A Judge is already assigned. These pictures are of #33 only. #29 is has the same layout mirroring the other side - walk through video available for #29

Key facts

• Quartz countertops
• Epoxy floors
• Screened porch

Tags

• HUGE LOT
• UPDATED KITCHENS
• SCREENED PORCH
• NEW APPLIANCES
• QUARTZ COUNTERTOPS
• EPOXY FLOORS

Property features AI

Finance

• Other: Zoned NBHD-RES; Lot smaller than a quarter acre

Exterior

• Parking: Two total parking spaces; Other parking (unit-level description)
• Security: Security / high-impact doors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building; Block construction; Barrel roof; Effective year built
• Construction: Block construction; Barrel roof; Built (effective year)
• Exterior features: Enclosed porch; Porch; Open and screened patio/porch; Patio; Fence; Security / high-impact doors; Seawall

Interior

• Bedrooms: Two bedrooms in each unit (two 2-bed units)
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms in each unit
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/?-bath units multifamily listed at $729k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $729k).
• Cap rate 12.3% 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: 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; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $11,020/mo this rent would consume 252% 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 $5k of loan paydown is wiped out by about $22k 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 $204k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $553k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $729,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $549,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 - 237 SW 12th St	0.59mi	11/5.0 (-1)	2,548 (+9%)	17mo	$600,000	$235	23

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: 10.7%
• Equity multiple: 1.41×
• Total profit: $83,349
• Equity at exit: $108,696

10-year hold

• IRR: 17.2%
• Equity multiple: 2.22×
• Total profit: $249,252
• Equity at exit: $63,031

Cash invested: $204,120 (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: 16.5×

Monthly cashflow live

• Estimated rent: $11,020 high
• Mortgage (P&I): −$3,823
• Tax est. 1.5%: −$911 /mo · $10,935/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,314
• Net cashflow: $3,668

Break-even live

Break-even rent $6,377

Max offer price $729,000

Occupancy floor 62%

Sensitivity live

Price	-10% $4,172	-5% $3,920	+0% $3,668	+5% $3,416	+10% $3,164
Rent	-10% $2,797	-5% $3,233	+0% $3,668	+5% $4,103	+10% $4,538
Rate	-1.0pp $4,035	-0.5pp $3,853	base $3,668	+0.5pp $3,479	+1.0pp $3,287

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	—	$11,019
Total (3 units)			$11,020

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $729,000 Active 11 DOM
2. 2026-06-18
   days on market $729,000 Active 8 DOM
3. 2026-06-17
   days on market $729,000 Active 7 DOM
4. 2026-06-16
   days on market $729,000 Active 6 DOM
5. 2026-06-15
   days on market $729,000 Active 5 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $729,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $132,240
• − Mortgage interest: −$40,835
• − Property taxes: −$10,935
• − Insurance: −$3,645
• − Repairs & maintenance: −$10,579
• − Management: −$10,579
• − Depreciation: −$21,207
• Taxable income: $34,459
• Est. tax owed @ 24.0%: −$8,270
• After-tax cash flow: $35,744/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs needed, particularly in the exterior and common areas. Upgrading the paint, flooring, and landscaping would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn but not damaged.
• Minor Bathroom tiles — Worn but not damaged.
• Moderate Exterior paint — Needs touch-up or repainting.
• Moderate Driveway — Stained and needs cleaning or resurfacing.

Value-add opportunities

• Resale Painting and updating kitchen and bathrooms — Fresh paint and updated fixtures will attract more buyers.
• Rental Landscaping and driveway resurfacing — Improved curb appeal will attract more renters.
• Both New flooring in common areas — Updated flooring will improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn but not damaged.	Minor	$500–3,000
Bathroom tiles · Worn but not damaged.	Minor	$500–3,000
Exterior paint · Needs touch-up or repainting.	Moderate	$3,000–15,000
Driveway · Stained and needs cleaning or resurfacing.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale Painting and updating kitchen and bathrooms — Fresh paint and updated fixtures will attract more buyers. ↑
• Rental Landscaping and driveway resurfacing — Improved curb appeal will attract more renters. ↑
• Both New flooring in common areas — Updated flooring will improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+21.5% since first listed

9 events — show timeline

• 2026-06-10 Listed $729,000 MARMLS
• 2026-06-10 Listing Removed — Beaches MLS
• 2026-06-10 Listed $729,000 Beaches MLS
• 2026-06-10 Listed $729,000 MARMLS
• 2026-06-10 Listing Removed — MARMLS
• 2026-05-11 Sold (MLS) $553,000 MARMLS
• 2026-05-04 Pending — MARMLS
• 2026-02-24 Contingent — MARMLS
• 2026-02-19 Listed $600,000 MARMLS