5490 SW 32nd Ter · Dania Beach, FL 33312

$295,000

2 bd · 2.0 ba · 1,490 sqft · Manufactured public records · 97 Days on market

Built 1979 5,400 sqft lot Est $328k · 10% under $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 +19.9/30.0
• ARV discount +12.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and well-maintained double-wide manufactured home where you own the land, located in a desirable all-ages community. Enjoy a large screened Florida room at the front—perfect for relaxing and entertaining. This home features a new A/C (2025) and an electrical panel replaced a few years ago. Large shed with additional fridge, plus washer and dryer for extra storage. Nice backyard with hurricane shutters on the side and back of the home. Community with a lot of amenities including an Olympic-size swimming pool, sauna, gym, bowling alley, tennis, pickleball and more! Conveniently close to shopping, the Hard Rock Casino, great restaurants, and just a few miles from the beach. Very

Key facts

• Hurricane shutters
• New a/c
• Large shed

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• LARGE SCREENED FLORIDA ROOM
• NEW A/C
• ELECTRICAL PANEL REPLACED
• LARGE SHED
• HURRICANE SHUTTERS

Property features AI

Finance

• Other: Pets allowed with possible breed restrictions
• HOA & community: Part of Estates of Fort Lauderdale association; Monthly association fee of $115; Association amenities include boating, clubhouse, fitness center, laundry, management, picnic area, pool, heated pool, shuffleboard, tennis courts, pickleball courts, community room, on-site manager, cafe/restaurant

Exterior

• Parking: 3 total parking spaces; Attached carport with 2 covered/carport spaces; 1 open parking space; Asphalt parking
• Utilities: Public water; Public sewer; Utilities: None listed
• Home design: Manufactured home (double wide); One story; Resale; Faces east
• Construction: Aluminum roof; Other construction materials; Skirt: Other; No foundation
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Tile flooring
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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 rising (+1.3%/yr); 412 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $3,163/mo this rent would consume 50% of the median local household income ($76k/yr) (locally 1903% 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 $2k of loan paydown is wiped out by about $9k 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 97 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $295k implies a 273% 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 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.07% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $327,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5608 Lagoon Dr	0.09mi	2/2.0	1,467 (-2%)	15mo	$280,000	$191	81
3220 Teakwood Ln	0.02mi	3/2.0 (+1)	1,268 (-15%)	3mo	$279,000	$220	67

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-30,317
• Equity at exit: $43,985

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-17,823
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$358 /mo · $4,292/yr
• Insurance: −$123
• HOA: −$115
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $356

Break-even live

Break-even rent $2,712

Max offer price $295,000

Occupancy floor 84%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	24d	1	0.23mi
5374 SW 33rd Ave Fort Lauderdale, FL	3.0	2.0	1814	$6,500	$3.58	24d	1	0.23mi
5880 SW 32nd Ter Fort Lauderdale, FL	1.0	1.0	900	$1,800	$2.00	24d	1	0.24mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	24d	1	0.28mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	7d	1	0.28mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	11d	1	0.28mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	24d	1	0.29mi
2915 W Marina Dr Unit 2915 Fort Lauderdale, FL	1.0	1.0	1080	$1,800	$1.67	17d	1	0.38mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	2d	1	0.42mi
3050 Park Pl #5838 Fort Lauderdale, FL	3.0	2.5	1854	$3,950	$2.13	24d	1	0.43mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	7d	1	0.43mi
4962 SW 32nd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	22d	1	0.46mi
3330 SW 50th St Fort Lauderdale, FL	3.0	2.0	1648	$8,000	$4.85	24d	1	0.47mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	22d	1	0.47mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	2d	1	0.52mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	16d	1	0.52mi
5263 SW 34th Way Fort Lauderdale, FL	3.0	2.0	1814	$4,500	$2.48	24d	1	0.52mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,034	$2.87	1d	31	0.53mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	24d	1	0.54mi
4938 SW 33rd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	24d	1	0.55mi
4878 SW 32nd Ter Fort Lauderdale, FL	3.0	2.5	1520	$3,300	$2.17	18d	1	0.55mi
3070 Red Mangrove Ln S Unit 202-2 Fort Lauderdale, FL	3.0	3.0	1410	$2,550	$1.81	16d	1	0.56mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	24d	1	0.57mi
4923 SW 33rd Way Unit 4923 Fort Lauderdale, FL	3.0	2.0	1852	$6,495	$3.51	17d	1	0.58mi
4924 SW 30th Ter Fort Lauderdale, FL	3.0	2.5	1820	$2,950	$1.62	16d	1	0.63mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	24d	1	0.65mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	24d	1	0.65mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	20d	1	0.66mi
2680 SW 54th St Fort Lauderdale, FL	3.0	2.0	1592	$2,000	$1.26	24d	1	0.69mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	4d	3	0.70mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	1d	3	0.70mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	14d	4	0.70mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	20d	1	0.73mi
4665 SW 33rd Ave Fort Lauderdale, FL	2.0	1.0	1164	$1,950	$1.68	7d	1	0.76mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	24d	1	0.79mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	24d	1	0.81mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	24d	1	0.81mi
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	7d	1	0.84mi
4697 SW 35th Ave Fort Lauderdale, FL	3.0	2.5	1342	$4,200	$3.13	24d	1	0.84mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	5d	1	0.84mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: electricpoolgym

Listing history 19 events

1. 2026-06-18
   days on market $295,000 Active 97 DOM
2. 2026-06-17
   days on market $295,000 Active 96 DOM
3. 2026-06-16
   days on market $295,000 Active 95 DOM
4. 2026-06-15
   status $295,000 Active 94 DOM
5. 2026-06-15
   days on market $295,000 Active Under Contract 94 DOM
6. 2026-06-13
   days on market $295,000 Active Under Contract 92 DOM
7. 2026-06-09
   days on market $295,000 Active Under Contract 88 DOM
8. 2026-06-08
   days on market $295,000 Active Under Contract 87 DOM
9. 2026-06-07
   days on market $295,000 Active Under Contract 86 DOM
10. 2026-06-04
    days on market $295,000 Active Under Contract 83 DOM
11. 2026-06-03
    days on market $295,000 Active Under Contract 82 DOM
12. 2026-06-02
    days on market $295,000 Active Under Contract 81 DOM
13. 2026-06-01
    days on market $295,000 Active Under Contract 80 DOM
14. 2026-05-31
    days on market $295,000 Active Under Contract 79 DOM
15. 2026-05-08
    historical Active Under Contract
16. 2026-03-13
    listed $295,000 Active
17. 2014-01-21
    soldstatus $79,000
18. 2004-04-23
    soldstatus $90,000
19. 1991-04-10
    soldstatus $63,000

ⓘ 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: $4,292 · $358/mo
• Projected year-2 tax: $4,292 · $358/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 5 d/yr ≥105°F today · 16 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: $37,958
• − Mortgage interest: −$16,525
• − Property taxes: −$4,292
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − HOA: −$1,380
• − Depreciation: −$8,582
• Taxable loss: −$368
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $4,364/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

+368.3% since first listed

5 events — show timeline

• 2026-05-08 Contingent — Beaches MLS
• 2026-03-13 Listed $295,000 Beaches MLS
• 2014-01-21 Sold (Public Records) $79,000 Public Records
• 2004-04-23 Sold (Public Records) $90,000 Public Records
• 1991-04-10 Sold (Public Records) $63,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $4,292 · +9.7% YoY. Source: county tax records.