2901 SW 58th Ct · Dania Beach, FL 33312

$220,000

3 bd · 2.0 ba · 927 sqft · Manufactured public records · 31 Days on market

Built 1973 3,200 sqft lot Est $204k · 8% over $115/mo HOA · 4% of rent

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.1/10.0
• ARV discount +4.0/15.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 3,200 sq ft lot
• 5 parking spots
• Community pool

Property features AI

Finance

• Other: Lot dimensions approximately 40x80
• Financial info: Annual tax and assessed value not included per instructions
• HOA & community: Has association (Estates of Ft Lauderdale); Monthly HOA fee: $115; HOA amenities include clubhouse, pool (heated), tennis courts, pickleball and shuffleboard courts, basketball court, billiard room, golf course, bocce ball, cafe/restaurant, library, sauna, laundry, management, recreation facilities

Exterior

• Parking: Total 5 parking spaces; Attached carport; 2 covered/carport spaces; Driveway with strip/slab; Carport
• Security: Pets allowed (cats and dogs OK)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water and sewer available
• Home design: Manufactured home (Double wide); One story; Resale condition; Accessible bedroom; Property faces south
• Construction: Modular construction; Metal roof; Double wide body type; Built as a single-story; Living area reported separately
• Exterior features: Shed(s); Interior lot; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Wall/Window unit(s)
• Interior features: Entrance foyer; Walk-in closet(s); Partially furnished; Blinds, drapes and curtain rods; Sliding window features
• Laundry & utility: Electric water heater; Laundry: Other (location or setup not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.9% 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: Mary M Bethune Elementary School (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 413 students, 90% FRL); Attucks Middle School (math 35% / reading 46%, grade F, #360 of 571 statewide, top 64%, 738 students, 75% FRL); Hollywood Hills High School (math 14% / reading 31%, grade F, #539 of 667 statewide, top 81%, 1,718 students, 68% FRL) — zoned schools average 78% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 412 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 45% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 + 1.3% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $220k implies a 63% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $203,940
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5301 SW 30th Ter	0.47mi	2/2.0 (-1)	956 (+3%)	3mo	$210,000	$220	65

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $9,943
• Equity at exit: $32,803

10-year hold

• IRR: 12.2%
• Equity multiple: 1.89×
• Total profit: $54,648
• Equity at exit: $19,022

Cash invested: $61,600 (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 33312

• Rents YoY: 1.3%
• Active inventory: 412
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,818 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$92
• HOA: −$115
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $790

Break-even live

Break-even rent $1,817

Max offer price $220,000

Occupancy floor 67%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,787	$3.59	2d	31	0.12mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	5d	1	0.12mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	11d	1	0.12mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	24d	1	0.31mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	4d	3	0.44mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	2d	3	0.44mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	15d	4	0.44mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	2d	1	0.53mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	7d	1	0.53mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	5d	1	0.63mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	3d	1	0.64mi
4961 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	800	$2,500	$3.12	24d	1	0.69mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	24d	1	0.70mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	22d	1	0.71mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	7d	1	0.72mi
4940 SW 28th Ter Fort Lauderdale, FL	2.0	1.0	640	$2,000	$3.12	24d	1	0.72mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	24d	1	0.74mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	24d	1	0.78mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	24d	1	0.79mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	3d	1	0.81mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	17d	1	0.81mi
2308 Anchor Ct #2703 Fort Lauderdale, FL	2.0	2.5	1100	$2,200	$2.00	24d	1	0.87mi
4850 SW 26th Ave Unit 4 Fort Lauderdale, FL	2.0	2.0	800	$2,200	$2.75	11d	1	0.90mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	24d	1	0.98mi
2210 Coral Reef Ct Fort Lauderdale, FL	2.0	2.5	1083	$2,475	$2.29	24d	1	1.09mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	24d	1	1.09mi
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	7d	1	1.26mi
2309 Park Ln #116 Hollywood, FL	2.0	2.0	909	$1,825	$2.01	24d	1	1.32mi
5050 SW 40th Ave Unit 4 Fort Lauderdale, FL	2.0	1.0	750	$1,800	$2.40	18d	1	1.34mi
4111 Stirling Rd Davie, FL	2.0	1.5–2.0	980	$2,250	$2.30	20d	3	1.36mi
4121 Stirling Rd #401 Davie, FL	2.0	2.0	1015	$2,200	$2.17	17d	1	1.36mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	15d	5	1.37mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	966	$2,150	$2.23	7d	2	1.37mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	16d	5	1.37mi
5269 SW 40th Ter #21 Fort Lauderdale, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	1.38mi
4147 Stirling Rd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	916	$2,300	$2.51	5d	9	1.38mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,750	$2.59	7d	1	1.38mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,900	$2.74	12d	1	1.38mi
4000 N 56th Ave Hollywood, FL	2.0	1.0–2.0	776	$2,195	$2.83	2d	7	1.38mi
3610 N 56th Ave Hollywood, FL	2.0	1.0	884	$2,050	$2.32	22d	2	1.40mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 16 events

1. 2026-06-18
   days on market $220,000 Active 31 DOM
2. 2026-06-17
   days on market $220,000 Active 30 DOM
3. 2026-06-16
   days on market $220,000 Active 29 DOM
4. 2026-06-15
   days on market $220,000 Active 28 DOM
5. 2026-06-13
   days on market $220,000 Active 26 DOM
6. 2026-06-09
   days on market $220,000 Active 22 DOM
7. 2026-06-08
   days on market $220,000 Active 21 DOM
8. 2026-06-07
   days on market $220,000 Active 20 DOM
9. 2026-06-04
   days on market $220,000 Active 17 DOM
10. 2026-06-03
    days on market $220,000 Active 16 DOM
11. 2026-06-02
    days on market $220,000 Active 15 DOM
12. 2026-06-01
    days on market $220,000 Active 14 DOM
13. 2026-05-31
    days on market $220,000 Active 13 DOM
14. 2026-05-18
    listed $220,000 Active
15. 2005-08-18
    soldstatus $135,000
16. 1985-05-01
    soldstatus $40,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$923/yr (+$77/mo · 102.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,814
• − Mortgage interest: −$12,323
• − Property taxes: −$903
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − HOA: −$1,380
• − Depreciation: −$6,400
• Taxable income: $6,297
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $7,974/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): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

+450.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $220,000 Beaches MLS
• 2005-08-18 Sold (Public Records) $135,000 Public Records
• 1985-05-01 Sold (Public Records) $40,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $903 · +4.8% YoY. Source: county tax records.