500 NE 2nd St #204 · Dania Beach, FL 33004

$195,000

2 bd · 2.0 ba · 933 sqft · Condo public records · 102 Days on market

Built 1976 $548/mo HOA · 24% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! LARGE 2/2 BEACHSIDE CONDO GREAT LOC 5 MIN TO BEACHES & SHOPPING. UPDATED KITCHEN AND BATHS, TILE AND LAMINATE FLOORING THROUGHOUT. NEWER AC, WATER HTR and UPDATED ELECTRIC PANEL. COMMUNITY AMENITIES INCL HEATED POOL, GYM, NEW ELEVATORS, GREAT EAST SIDE LOC IN TRENDING DANIA BCH! MILE TO BEACHES, MINUTES TO DANIA POINT, SHOPPING, RESTAURANTS, CASINO, 1-95/595, AIRPORT AND FT LAUDERDALE, FRIENDLY COMMUNITY CAN RENT RIGHT AWAY. ALL AGES AND PETS ALLOWED FOR OWNERS. NEWLY RENOVATED BLDG, ALL RENOVATIONS, 40 YR INSPECTIONS AND SIRS STUDY COMPLETED, NEW ROOF, ELECTRIC, ELEVATORS, RAILINGS, TENNIS AND BASKETBALL COURTS. COMPLEX WELL MANAGED AND LOW HOA. AGENTS PLEASE SEE BR

Key facts

• Laundry on premises
• New elevators
• Gym

Tags

• WALK OR BIKE TO BEACH
• UPDATED WITH NEWER KITCHEN
• HEATED POOL
• GYM
• NEW ELEVATORS
• LAUNDRY ON PREMISES

Property features AI

Finance

• HOA & community: Association: PALM VILLAGE CLUB CONDO ASSOCIATION INC; Monthly HOA fee of $548 (includes insurance, ground and structure maintenance, pest control, sewer, trash, water, common areas, elevator, legal/accounting, reserves, roof repairs, and pool service); Community amenities include pool (heated), fitness center, laundry, elevator(s), basketball court, tennis courts, pickleball court(s), picnic area, parking, trash chute, maintained community, street lights, and other amenities; 112 units in community; Pets allowed with restrictions (cats and dogs OK; breed, number and size limits may apply)

Exterior

• Parking: Assigned open parking; Guest parking; Asphalt parking surface; One parking space
• Security: Fire alarm and smoke detectors; Security lights; Gated community (no guard)
• Utilities: Public water; Public sewer; Circuit breaker electric service; Cable, phone, and underground utilities available; Water connected
• Home design: Condominium; One-level property; Entry on level 1; Faces east; Resale condition
• Construction: Concrete block with stucco (CBS) and other concrete/stucco construction; Built-up, flat, metal, mansard and mixed roof elements; Wood joist and wood truss/rafter components; Permanent slab foundation; Building has four stories
• Exterior features: Open patio; Patio; Other on-site structures; Cross-fenced, chain link, partial and perimeter fencing; Vinyl fencing; City street frontage; Landscaped, oversized interior lot; Paved asphalt road; public maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Stacked bedroom layout; Closet cabinetry; Blinds and sliding windows; Single-hung metal windows
• Laundry & utility: Common-area laundry with multiple locations; Accessible washer/dryer; Laundry details noted in remarks

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 $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $176k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Collins Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 307 students, 89% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 74% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 17d 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 $2,319/mo this rent would consume 53% 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $166k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $175,723 (9.9% 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 102 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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: 1.19% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 7.0

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: -25.1%
• Equity multiple: 0.18×
• Total profit: $-44,945
• Equity at exit: $29,075

10-year hold

• IRR: -45.1%
• Equity multiple: -0.33×
• Total profit: $-72,728
• 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 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$289 /mo · $3,472/yr
• Insurance: −$81
• HOA: −$548
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-109

Break-even live

Break-even rent $2,457

Max offer price $175,723

Occupancy floor 100%

Sensitivity live

Price	-10% $1	-5% $-54	+0% $-109	+5% $-164	+10% $-220
Rent	-10% $-292	-5% $-201	+0% $-109	+5% $-18	+10% $74
Rate	-1.0pp $-11	-0.5pp $-60	base $-109	+0.5pp $-160	+1.0pp $-211

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
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	26d	6	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	12d	4	0.02mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	12d	3	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	14d	6	0.02mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,925	$2.26	7d	3	0.02mi
505 E Beach Blvd Unit 4-2E Dania, FL	1.0	1.5	900	$1,800	$2.00	26d	1	0.07mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	7d	2	0.10mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	26d	1	0.11mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	4d	3	0.13mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$3,606	$3.83	0d	33	0.20mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,226	$3.39	0d	34	0.22mi
13 NE 2nd Ave #201 Dania, FL	2.0	1.0	690	$1,600	$2.32	26d	1	0.43mi
180 E Dania Beach Blvd Dania, FL	1.0	1.0	613	$2,400	$3.92	20d	3	0.48mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,089	$3.62	0d	40	0.51mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	4d	1	0.51mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	16d	1	0.51mi
34 SE 1st Ave Unit B Dania Beach, FL	1.0	1.0	1050	$2,400	$2.29	26d	1	0.57mi
303 U.S. 1 Dania Beach, FL	1.0	1.0	649	$2,035	$3.14	0d	1	0.59mi
101 SW 1st St Dania Beach, FL	2.0	1.0–2.0	902	$4,080	$4.52	0d	42	0.69mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	9d	1	0.81mi
2 SW 6th Ave Unit C Dania Beach, FL	1.0	1.0	1117	$1,450	$1.30	26d	1	0.85mi
105 SW 5th Ct Unit 2 Dania Beach, FL	1.0	1.0	700	$1,700	$2.43	26d	1	0.87mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	26d	1	0.90mi
6 SW 7th Ave Dania Beach, FL	2.0	1.0	1100	$1,750	$1.59	26d	1	0.90mi
41 SW 7th Ave Unit 1 Dania Beach, FL	1.0	1.0	620	$1,500	$2.42	9d	1	0.92mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	26d	1	0.96mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	1.00mi
229 SW 3rd Pl Dania, FL	2.0	1.0	764	$2,700	$3.53	26d	1	1.02mi
508 SW 2nd Ave Unit Back Dania Beach, FL	1.0	1.0	900	$1,350	$1.50	26d	1	1.07mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	1.12mi
367 Phippen Waiters Rd Unit back Dania Beach, FL	2.0	1.0	932	$2,300	$2.47	0d	1	1.13mi
713 SW 3rd Pl Unit 3 Dania Beach, FL	2.0	1.0	775	$1,595	$2.06	26d	1	1.14mi
210 SW 7th St Dania, FL	1.0	1.0	600	$1,600	$2.67	7d	1	1.15mi
22 NW 14th Ave Dania, FL	2.0	2.0	976	$2,800	$2.87	26d	1	1.16mi
704 SW 2nd Ave Dania, FL	1.0	1.0	648	$1,900	$2.93	26d	1	1.17mi
250 NW 14th Way Unit 250 Dania Beach, FL	3.0	1.0	1023	$3,000	$2.93	26d	1	1.22mi
753 SW 3rd Pl Unit 753 Dania Beach, FL	3.0	2.0	1014	$2,800	$2.76	15d	1	1.22mi
105 NW 14th Way Dania Beach, FL	2.0	1.0	650	$1,795	$2.76	9d	1	1.22mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	0d	31	1.26mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,899	$1.90	6d	1	1.32mi

HOA detail condo

• Monthly dues: $548 · $6,576/yr
• Likely covers: waterelectricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $195,000 Active 102 DOM
2. 2026-06-18
   days on market $195,000 Active 99 DOM
3. 2026-06-17
   days on market $195,000 Active 98 DOM
4. 2026-06-16
   days on market $195,000 Active 97 DOM
5. 2026-06-15
   days on market $195,000 Active 96 DOM
6. 2026-06-13
   days on market $195,000 Active 94 DOM
7. 2026-06-09
   days on market $195,000 Active 90 DOM
8. 2026-06-07
   days on market $195,000 Active 88 DOM
9. 2026-06-04
   pricedays on market $195,000 Active 85 DOM
10. 2026-06-03
    days on market $199,888 Active 84 DOM
11. 2026-06-02
    days on market $199,888 Active 83 DOM
12. 2026-06-01
    days on market $199,888 Active 82 DOM
13. 2026-05-31
    days on market $199,888 Active 81 DOM
14. 2025-11-04
    listed $215,000 Active
15. 2005-04-11
    soldstatus $166,500

ⓘ 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: $3,472 · $289/mo
• Projected year-2 tax: $3,472 · $289/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: $27,829
• − Mortgage interest: −$10,923
• − Property taxes: −$3,472
• − Insurance: −$975
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$6,576
• − Depreciation: −$5,673
• Taxable loss: −$4,243
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-291/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

+29.1% since first listed

2 events — show timeline

• 2025-11-04 Listed $215,000 Beaches MLS
• 2005-04-11 Sold (Public Records) $166,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,472 · +7.9% YoY. Source: county tax records.