4843 SW 44th Ter · Dania Beach, FL 33314

$365,000

2 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 21 Days on market

Built 1956 6,000 sqft lot Est $534k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is being sold as-is and is a fantastic opportunity. Conveniently located just a few miles from the world-famous Seminole Hard Rock Hotel & Casino, this home sits in a prime, high-demand area. Enjoy close proximity to top-rated restaurants, shopping centers, and major expressways, offering exceptional convenience and accessibility. With no rental restrictions, this property is an excellent option for anyone seeking short-term or long-term rental income. Don't miss this opportunity to own in a highly desirable location!

Key facts

• 6,000 sq ft lot
• Built 1956
• Listed 21 days

Tags

• PRIME HIGH-DEMAND AREA
• NO RENTAL RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (20.3% below list).
• Recommended offer: $291k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Stirling Elementary School (math 31% / reading 43%, grade F, #1,609 of 2,144 statewide, top 77%, 535 students, 74% 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 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 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 (+1.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 21 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $250k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $290,764 (20.3% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $533,715
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4843 SW 44th Ter	0.00mi	3/2.0 (+1)	1,365 (0%)	1mo	$335,000	$245	90
4926 SW 44th Ter	0.08mi	3/2.0 (+1)	1,175 (-14%)	18mo	$459,900	$391	49

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-58,732
• Equity at exit: $54,423

10-year hold

• IRR: -10.9%
• Equity multiple: 0.38×
• Total profit: $-63,020
• Equity at exit: $31,559

Cash invested: $102,200 (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 33314

• Rents YoY: 1.4%
• Active inventory: 187
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $79

Break-even live

Break-even rent $2,808

Max offer price $365,000

Occupancy floor 92%

Sensitivity live

Price	-10% $285	-5% $182	+0% $79	+5% $-24	+10% $-128
Rent	-10% $-151	-5% $-36	+0% $79	+5% $194	+10% $309
Rate	-1.0pp $263	-0.5pp $172	base $79	+0.5pp $-16	+1.0pp $-112

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4465 Griffin Rd Fort Lauderdale, FL	1.0–3.0	1.0–2.0	963	$2,990	$3.10	2d	27	0.10mi
4917 SW 43rd Ter Unit A Fort Lauderdale, FL	3.0	2.0	975	$2,850	$2.92	21d	1	0.11mi
4917 SW 43rd Ter Unit B Fort Lauderdale, FL	1.0	1.0	975	$1,150	$1.18	25d	1	0.11mi
4285 SW 48th Ct Unit 4285 Fort Lauderdale, FL	3.0	2.0	1055	$2,950	$2.80	25d	1	0.17mi
4242 SW 49th Ct Unit 4242 Fort Lauderdale, FL	3.0	2.0	1050	$2,500	$2.38	25d	1	0.23mi
4681 SW 43rd Ter Fort Lauderdale, FL	3.0	2.0	1146	$2,850	$2.49	25d	1	0.25mi
4681 SW 43rd Ter Unit 2 Fort Lauderdale, FL	3.0	1.0	1100	$2,600	$2.36	3d	1	0.26mi
4671 SW 43rd Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	960	$3,200	$3.33	25d	1	0.27mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	2.0	1100	$2,650	$2.41	14d	1	0.32mi
4174 SW 51st St Unit 2 Fort Lauderdale, FL	3.0	3.0	1104	$2,650	$2.40	8d	1	0.32mi
5219 SW 43rd Ter #1 Fort Lauderdale, FL	3.0	2.0	1241	$2,450	$1.97	25d	1	0.36mi
4500 SW 42nd Ter Fort Lauderdale, FL	3.0	2.0	1540	$4,100	$2.66	25d	1	0.38mi
4781 SW 39th Way Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1356	$2,897	$2.14	2d	11	0.45mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,900	$2.74	13d	1	0.47mi
5259 SW 40th Ave #26 Fort Lauderdale, FL	2.0	2.0	1060	$2,750	$2.59	8d	1	0.47mi
5269 SW 40th Ter #21 Fort Lauderdale, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.48mi
5140 SW 40th Ave Unit 26C Fort Lauderdale, FL	2.0	2.0	1060	$2,100	$1.98	8d	1	0.51mi
4528 SW 54th St Unit 302 B Fort Lauderdale, FL	2.0	2.0	950	$2,200	$2.32	25d	1	0.54mi
5424 SW 44th Ter Fort Lauderdale, FL	3.0	2.5	1680	$3,200	$1.90	8d	1	0.62mi
4189 S oaks Pl Davie, FL	3.0	2.5	1600	$3,990	$2.49	25d	1	0.66mi
5481 W Oak Way Unit 5481 Dania Beach, FL	3.0	2.5	1600	$3,700	$2.31	25d	1	0.70mi
4697 SW 35th Ave Fort Lauderdale, FL	3.0	2.5	1342	$4,200	$3.13	25d	1	0.82mi
5263 SW 34th Way Fort Lauderdale, FL	3.0	2.0	1814	$4,500	$2.48	25d	1	0.82mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	15d	5	0.84mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	1002	$2,150	$2.15	17d	5	0.84mi
4137 Stirling Rd Davie, FL	2.0	1.5–2.0	966	$2,150	$2.23	8d	2	0.84mi
4121 Stirling Rd #401 Davie, FL	2.0	2.0	1015	$2,200	$2.17	17d	1	0.96mi
4923 SW 33rd Way Unit 4923 Fort Lauderdale, FL	3.0	2.0	1852	$6,495	$3.51	18d	1	0.99mi
4147 Stirling Rd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	916	$2,300	$2.51	5d	9	1.01mi
4111 Stirling Rd Davie, FL	2.0	1.5–2.0	980	$2,250	$2.30	21d	3	1.01mi
4938 SW 33rd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	25d	1	1.01mi
5610 SW 43rd St Davie, FL	3.0	2.0	1600	$3,300	$2.06	25d	1	1.03mi
3330 SW 50th St Fort Lauderdale, FL	3.0	2.0	1648	$8,000	$4.85	25d	1	1.04mi
4276 SW 56th Ave Davie, FL	3.0	2.0	1341	$3,500	$2.61	14d	1	1.04mi
4151 SW 56th Ave Davie, FL	3.0	2.0	1280	$3,650	$2.85	2d	1	1.12mi
4621 SW 33rd Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	25d	1	1.13mi
4100 N 58th Ave #213 Hollywood, FL	2.0	2.0	1131	$2,500	$2.21	25d	1	1.13mi
4665 SW 33rd Ave Fort Lauderdale, FL	2.0	1.0	1164	$1,950	$1.68	8d	1	1.14mi
4962 SW 32nd Way Fort Lauderdale, FL	3.0	2.0	1852	$4,500	$2.43	22d	1	1.15mi
5374 SW 33rd Ave Fort Lauderdale, FL	3.0	2.0	1814	$6,500	$3.58	25d	1	1.15mi

Listing history 8 events

1. 2026-03-24
   status Pending
2. 2026-03-22
   status Active
3. 2026-03-09
   historical Active Under Contract
4. 2026-02-28
   listed $365,000 Active
5. 2006-04-12
   soldstatus $250,000
6. 1994-06-30
   soldstatus $62,500
7. 1994-04-29
   soldstatus $41,100
8. 1990-01-04
   soldstatus $57,000

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,206/yr (+$100/mo · 66.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 9% 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: $34,892
• − Mortgage interest: −$20,446
• − Property taxes: −$1,824
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − Depreciation: −$10,618
• Taxable loss: −$5,404
• Est. tax savings @ 24.0%: +$1,297
• After-tax cash flow: $2,243/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): 31,067
• Household income: $66,100
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 2205.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 30% White 29% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 1% Estonian 1%
• Foreign-born: 38% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 42% French/Haitian/Cajun 4% Other Indo-European 3%

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: ▼ -346.31%
• Current HPI: 433.1148
• Rent YoY: ▲ 1.45%
• 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

+540.4% since first listed

8 events — show timeline

• 2026-03-24 Pending — Beaches MLS
• 2026-03-22 Relisted — Beaches MLS
• 2026-03-09 Contingent — Beaches MLS
• 2026-02-28 Listed $365,000 Beaches MLS
• 2006-04-12 Sold (Public Records) $250,000 Public Records
• 1994-06-30 Sold (Public Records) $62,500 Public Records
• 1994-04-29 Sold (Public Records) $41,100 Public Records
• 1990-01-04 Sold (Public Records) $57,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,824 · +5.7% YoY. Source: county tax records.