2410 SW 50th St · Dania Beach, FL 33312

$279,000

3 bd · 2.0 ba · 954 sqft · Manufactured public records · 18 Days on market

Built 1982 3,360 sqft lot Est $210k · 33% over $70/mo HOA · 3% 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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

No expense spared on this home, it looks and feels like a brand new home. Floors, kitchen, ceilings, roof and bathroom are in perfect condition. The house is turnkey. Plenty of space for the kids and guests. The HOA is all ages community. HOA is only $70 a month for pool and tennis etc. Absolute diamond in the best centrally located neighborhood.

Key facts

• 3,360 sq ft lot
• 3 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $275k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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; 33 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 44% 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 $8k 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 18 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; list at $279k implies a 350% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,815 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $209,880
• 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	0.65mi	2/2.0 (-1)	956 (+0%)	3mo	$210,000	$220	62

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-30,962
• Equity at exit: $41,600

10-year hold

• IRR: -4.4%
• Equity multiple: 0.73×
• Total profit: $-21,116
• Equity at exit: $24,123

Cash invested: $78,120 (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 33312

• Rents YoY: 1.3%
• Active inventory: 412
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$262 /mo · $3,141/yr
• Insurance: −$116
• HOA: −$70
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $297

Break-even live

Break-even rent $2,419

Max offer price $279,000

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	24d	1	0.06mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	5d	1	0.11mi
2308 Anchor Ct #2703 Fort Lauderdale, FL	2.0	2.5	1100	$2,200	$2.00	24d	1	0.13mi
4850 SW 26th Ave Unit 4 Fort Lauderdale, FL	2.0	2.0	800	$2,200	$2.75	11d	1	0.28mi
2210 Coral Reef Ct Fort Lauderdale, FL	2.0	2.5	1083	$2,475	$2.29	24d	1	0.35mi
4940 SW 28th Ter Fort Lauderdale, FL	2.0	1.0	640	$2,000	$3.12	24d	1	0.39mi
4961 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	800	$2,500	$3.12	24d	1	0.41mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	24d	1	0.41mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	24d	1	0.46mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	2d	1	0.51mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	8d	1	0.51mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,787	$3.59	2d	31	0.66mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	11d	1	0.70mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	5d	1	0.70mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	3d	1	0.72mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	24d	1	0.75mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	22d	1	0.76mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	24d	1	0.77mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	8d	1	0.84mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	17d	1	0.87mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	3d	1	0.87mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	24d	1	0.94mi
121 N Compass Way Dania, FL	1.0–2.0	1.0–2.0	871	$3,010	$3.45	24d	3	0.99mi
120 N Compass Way Dania, FL	1.0–3.0	1.0–2.0	982	$3,478	$3.54	24d	1	1.03mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	24d	1	1.04mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	5d	3	1.14mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	2d	3	1.14mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	15d	4	1.14mi
250 NW 14th Way Unit 250 Dania Beach, FL	3.0	1.0	1023	$3,000	$2.93	24d	1	1.16mi
105 NW 14th Way Dania Beach, FL	2.0	1.0	650	$1,795	$2.76	8d	1	1.17mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$3,501	$4.05	2d	25	1.21mi
22 NW 14th Ave Dania, FL	2.0	2.0	976	$2,800	$2.87	24d	1	1.28mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$4,027	$4.06	2d	19	1.28mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: pool

Listing history 22 events

1. 2026-04-21
   status Pending
2. 2026-04-13
   status Active
3. 2026-04-03
   status Pending
4. 2026-03-31
   price $279,000
5. 2026-03-24
   listed $269,000 Active
6. 2016-10-24
   historical
7. 2016-10-24
   status Pending
8. 2016-09-07
   listed $73,500 Active
9. 2015-07-30
   soldstatus $62,000
10. 2015-07-17
    price $62,000
11. 2015-07-17
    soldstatus $62,000 Sold
12. 2015-06-15
    status Pending
13. 2015-05-26
    price $67,500
14. 2015-02-25
    listed $74,500 Active
15. 2013-09-03
    historical
16. 2013-08-22
    status Active
17. 2013-07-11
    historical
18. 2013-06-09
    price $79,500
19. 2012-10-10
    listed $89,500 Active
20. 2004-07-09
    soldstatus $84,900
21. 2002-06-12
    soldstatus $56,000
22. 1982-12-01
    soldstatus $16,500

ⓘ 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: $3,141 · $262/mo
• Projected year-2 tax: $3,141 · $262/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 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $33,541
• − Mortgage interest: −$15,628
• − Property taxes: −$3,141
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$840
• − Depreciation: −$8,116
• Taxable loss: −$946
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $3,791/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

+1590.9% since first listed

22 events — show timeline

• 2026-04-21 Pending — Beaches MLS
• 2026-04-13 Relisted — Beaches MLS
• 2026-04-03 Pending — Beaches MLS
• 2026-03-31 Price Changed $279,000 Beaches MLS
• 2026-03-24 Listed $269,000 Beaches MLS
• 2016-10-24 Listing Removed — MARMLS
• 2016-10-24 Pending — MARMLS
• 2016-09-07 Listed $73,500 MARMLS
• 2015-07-30 Sold (Public Records) $62,000 Public Records
• 2015-07-17 Sold (MLS) $62,000 MARMLS
• 2015-07-17 Price Changed $62,000 MARMLS
• 2015-06-15 Pending — MARMLS
• 2015-05-26 Price Changed $67,500 MARMLS
• 2015-02-25 Listed $74,500 MARMLS
• 2013-09-03 Listing Removed — MARMLS
• 2013-08-22 Relisted — MARMLS
• 2013-07-11 Listing Removed — MARMLS
• 2013-06-09 Price Changed $79,500 MARMLS
• 2012-10-10 Listed $89,500 MARMLS
• 2004-07-09 Sold (Public Records) $84,900 Public Records
• 2002-06-12 Sold (Public Records) $56,000 Public Records
• 1982-12-01 Sold (Public Records) $16,500 Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,141 · +9.4% YoY. Source: county tax records.