111 NW 7th Ave · Dania Beach, FL 33004

$979,990

12 bd · 6.0 ba · 2,128 sqft · MultiFamily · 171 Days on market

Built 1968

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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 +6.2/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• 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

Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

Key facts

• Remodeled triplex
• Community amenity
• New roof

Tags

• REMODELED TRIPLEX
• STRONG INCOME POTENTIAL
• NEW ROOF
• IMPACT-RESISTANT DOORS
• IMPACT-RESISTANT WINDOWS
• COMMUNITY AMENITY

Property features AI

Finance

• Other: Green features include energy-efficient appliances, insulation, and windows
• Financial info: Total actual rent: $82,800 annually; Typical actual rent per unit listed: $2,300; Units are unfurnished; Some units are currently leased
• HOA & community: No HOA information provided

Exterior

• Parking: Six total parking spaces; Assigned parking spaces for units
• Security: High-impact/security doors; Exterior lighting
• Utilities: Public sewer; Cable available; Rent includes hot water, sewer, and water
• Home design: Single-story building; Effective year built (updated/remodeled); Neighborhood residential zoning
• Construction: Block construction; Shingle roof
• Exterior features: Patio; Barbecue area; Fenced yard; Exterior lighting; Security/high-impact doors

Interior

• Kitchen: Microwave (in one unit)
• Bedrooms: Multiple 2-bedroom units (three units of one type, two units of another type, one unit of a third type)
• Flooring: Laminate flooring
• Bathrooms: Multiple 1-bath units (all units include one full bathroom)
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Impact glass windows; Updated/remodeled condition
• Laundry & utility: Laundry room (in one unit)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $980k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative. Per door: $-589/mo.
• To cash-flow at today's rent, offer at most $724k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $634k (35.4% below list).
• Recommended offer: $634k (35.4% below list) — sets the bar for 1% rule.

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 $6,335/mo this rent would consume 145% 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 $7k of loan paydown is wiped out by about $29k 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 171 days — a 12% lower offer ($862k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $540k; list at $980k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $633,500 (35.4% 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 171 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.65% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 12.9

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: -33.2%
• Equity multiple: -0.06×
• Total profit: $-289,865
• Equity at exit: $146,120

10-year hold

• IRR: -62.2%
• Equity multiple: -0.71×
• Total profit: $-468,753
• Equity at exit: $84,732

Cash invested: $274,397 (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: 38.7×

Monthly cashflow live

• Estimated rent: $6,335 high
• Mortgage (P&I): −$5,139
• Tax est. 1.5%: −$1,225 /mo · $14,700/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,330
• Net cashflow: $-1,768

Break-even live

Break-even rent $8,573

Max offer price $724,181

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,336
Total (3 units)			$6,335

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: $244,998
• Closing costs: $29,400
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $979,990 Active 171 DOM
2. 2026-06-17
   days on market $979,990 Active 170 DOM
3. 2026-06-16
   days on market $979,990 Active 169 DOM
4. 2026-06-15
   days on market $979,990 Active 168 DOM
5. 2026-06-13
   days on market $979,990 Active 166 DOM
6. 2026-06-09
   days on market $979,990 Active 162 DOM
7. 2026-06-07
   days on market $979,990 Active 160 DOM
8. 2026-06-04
   days on market $979,990 Active 157 DOM
9. 2026-06-03
   days on market $979,990 Active 156 DOM
10. 2026-06-02
    days on market $979,990 Active 155 DOM
11. 2026-06-01
    days on market $979,990 Active 154 DOM
12. 2026-05-31
    days on market $979,990 Active 153 DOM
13. 2026-01-23
    price $979,990
14. 2025-12-29
    listed $979,900 Active
15. 2024-08-05
    historical
16. 2024-07-11
    price $979,900
17. 2024-05-21
    listed $979,000 Active
18. 2023-12-01
    soldstatus $540,000 Closed 372-char remark

    Show marketing remark (372 chars)

    Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

19. 2023-12-01
    price $549,000 372-char remark

    Show marketing remark (372 chars)

    Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

20. 2023-11-09
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

21. 2023-09-04
    status Active 372-char remark

    Show marketing remark (372 chars)

    Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

22. 2023-08-15
    historical Active Under Contract 372-char remark

    Show marketing remark (372 chars)

    Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

23. 2023-08-07
    listed $615,000 Active 372-char remark

    Show marketing remark (372 chars)

    Looking for an amazing investment property? Come check out this great Triplex in Dania Beach! CASH ONLY - GO AND SHOW - THREE UNITS, EACH TWO BEDROOMS AND ONE BATHROOM, WITH A NICE AND QUIET YARD TO WATCH THE SUNRISE AND RELAX AT THE END OF THE DAY! UP AND COMING AREA CLOSE BY TO MANY SHOPS, RESTAURANTS, SCHOOLS, AND ALL MAJOR HIGHWAYS. CALL LISTING AGENT FOR MORE INFO.

24. 2023-08-06
    status Active
25. 2023-07-01
    historical
26. 2023-04-21
    historical Active Under Contract
27. 2023-02-01
    listed $615,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,020
• − Mortgage interest: −$54,895
• − Property taxes: −$14,700
• − Insurance: −$4,900
• − Repairs & maintenance: −$6,082
• − Management: −$6,082
• − Depreciation: −$28,509
• Taxable loss: −$39,146
• Est. tax savings @ 24.0%: +$9,395
• After-tax cash flow: $-11,819/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

+59.3% since first listed

15 events — show timeline

• 2026-01-23 Price Changed $979,990 MARMLS
• 2025-12-29 Listed $979,900 MARMLS
• 2024-08-05 Listing Removed — MARMLS
• 2024-07-11 Price Changed $979,900 MARMLS
• 2024-05-21 Listed $979,000 MARMLS
• 2023-12-01 Sold (MLS) $540,000 MARMLS
• 2023-12-01 Price Changed $549,000 MARMLS
• 2023-11-09 Pending — MARMLS
• 2023-09-04 Relisted — MARMLS
• 2023-08-15 Contingent — MARMLS
• 2023-08-07 Listed $615,000 MARMLS
• 2023-08-06 Relisted — MARMLS
• 2023-07-01 Listing Removed — MARMLS
• 2023-04-21 Contingent — MARMLS
• 2023-02-01 Listed $615,000 MARMLS