348 S Federal Hwy #2 · Dania Beach, FL 33004

$165,000

1 bd · 1.0 ba · 655 sqft · Condo public records · 102 Days on market

Built 1970 $260/mo HOA · 14% 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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Inviting one-bedroom, one-bathroom condo offers a comfortable and convenient lifestyle in a desirable all-ages building. Tile floor throughout. Central air conditioning, and new water heater recently installed. Kitchen with all appliances in good condition. Step outside and discover your own private pool. Friendly and welcoming complex. Situated just off US1, you'll enjoy effortless access to the sandy beaches, a variety of shopping centers, major highways, and endless entertainment options. Investors take note: this unit offers the flexibility to rent out in the very first year of ownership. Don't miss this incredible opportunity to own a piece of paradise in a prime location.

Key facts

• Private pool
• New water heater
• Major highways

Tags

• PRIVATE POOL
• CENTRAL AIR CONDITIONING
• NEW WATER HEATER
• VARIETY OF SHOPPING CENTERS
• MAJOR HIGHWAYS
• ENDLESS ENTERTAINMENT OPTIONS

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee of $260; Association amenities: Pool, Picnic area; HOA covers water, trash, roof repairs, and pool service

Exterior

• Parking: Guest parking
• Security: Closed circuit camera(s); Security fence; Smoke detector(s)
• Utilities: Water service included in association fee; Trash service included in association fee
• Home design: Condominium; Resale property; 3-story building; First-floor entry
• Construction: CBS construction
• Exterior features: Fenced; Not waterfront; First-floor entry

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Electric water heater; Closed circuit camera(s); Smoke detector(s); Security fence

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $16 ($197/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.8% 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: Dania Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 414 students, 76% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% 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 soft (-1.7%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 102 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $165k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1970 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 7.5

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-30,843
• Equity at exit: $24,602

10-year hold

• IRR: -23.8%
• Equity multiple: 0.02×
• Total profit: $-45,386
• Equity at exit: $14,266

Cash invested: $46,200 (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 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$865
• Tax from tax record: −$234 /mo · $2,808/yr
• Insurance: −$69
• HOA: −$260
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $16

Break-even live

Break-even rent $1,808

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $110	-5% $63	+0% $16	+5% $-30	+10% $-77
Rent	-10% $-128	-5% $-56	+0% $16	+5% $89	+10% $161
Rate	-1.0pp $100	-0.5pp $58	base $16	+0.5pp $-26	+1.0pp $-70

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 SE 3rd St #2 Dania Beach, FL	1.0	1.0	500	$1,590	$3.18	16d	1	0.22mi
200 SE 3rd St #2 Dania Beach, FL	1.0	1.0	500	$1,500	$3.00	4d	1	0.22mi
213 SW 2nd Ave Unit A Dania Beach, FL	1.0	1.0	700	$2,354	$3.36	9d	1	0.23mi
210 SW 7th St Dania, FL	1.0	1.0	465	$1,600	$3.44	9d	1	0.26mi
210 SW 7th St Dania, FL	1.0	1.0	600	$1,600	$2.67	7d	1	0.26mi
101 SE 2nd St Dania Beach, FL	—	1.0	600	$1,500	$2.50	21d	1	0.29mi
704 SW 2nd Ave Dania, FL	1.0	1.0	648	$1,900	$2.93	26d	1	0.29mi
115 SE 2nd St Unit 2 Dania Beach, FL	1.0	1.0	450	$1,300	$2.89	26d	1	0.30mi
101 SW 1st St Dania Beach, FL	2.0	1.0–2.0	902	$3,268	$3.62	0d	42	0.36mi
133 SW 5th Ct Unit B Dania Beach, FL	1.0	1.0	450	$1,299	$2.89	26d	1	0.39mi
129 SW 5th Ct Unit 1 Dania Beach, FL	1.0	1.0	424	$1,450	$3.42	26d	1	0.39mi
125 SW 5th Ct Unit 1 Dania Beach, FL	1.0	1.0	424	$1,450	$3.42	26d	1	0.40mi
31 SW 10th St #3 Dania Beach, FL	1.0	1.0	500	$1,475	$2.95	0d	1	0.42mi
105 SW 5th Ct Unit 2 Dania Beach, FL	1.0	1.0	700	$1,700	$2.43	26d	1	0.43mi
180 E Dania Beach Blvd Dania, FL	1.0	1.0	613	$2,400	$3.92	20d	3	0.50mi
242 SE Park St Unit 1-3 Dania Beach, FL	1.0	1.0	400	$1,200	$3.00	24d	1	0.50mi
34 SW 6th Ave Apt 4 Dania Beach, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.50mi
41 SW 7th Ave Unit 1 Dania Beach, FL	1.0	1.0	620	$1,500	$2.42	9d	1	0.50mi
242 SE Park St Unit 2 Dania Beach, FL	1.0	1.0	400	$1,300	$3.25	26d	1	0.50mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$2,614	$3.07	0d	40	0.55mi
13 NE 2nd Ave #201 Dania, FL	2.0	1.0	690	$1,600	$2.32	26d	1	0.57mi
243 SW 12th St Dania, FL	1.0	1.0	660	$1,600	$2.42	26d	1	0.57mi
24 SW 13th St Unit 1-5 Dania Beach, FL	1.0	1.0	650	$1,800	$2.77	26d	1	0.58mi
257 SW 12th St Unit 1 Dania Beach, FL	2.0	1.0	638	$2,250	$3.53	9d	1	0.58mi
50 N Federal Hwy Unit 4 Dania Beach, FL	1.0	1.0	500	$1,345	$2.69	5d	1	0.59mi
50 N Federal Hwy Unit 4 Dania Beach, FL	1.0	1.0	500	$1,245	$2.49	3d	1	0.59mi
42 SW 14th St Unit 103 Dania Beach, FL	1.0	1.0	600	$1,650	$2.75	24d	1	0.64mi
42 SW 14th St Unit 103 Dania Beach, FL	1.0	1.0	600	$1,700	$2.83	26d	1	0.64mi
26 SE 13th Ter Unit 6 Dania Beach, FL	—	1.0	500	$1,300	$2.60	12d	1	0.66mi
26 SE 13th Ter Unit 6 Dania Beach, FL	—	1.0	500	$1,200	$2.40	4d	1	0.66mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	5d	2	0.76mi
261 SW 15th St Unit 1031182P Dania Beach, FL	1.0	1.0	592	$1,790	$3.02	0d	1	0.76mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	4d	1	0.77mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$2,808	$2.95	0d	34	0.78mi
201 NE 2nd Ave Unit 1 Dania Beach, FL	—	1.0	550	$1,550	$2.82	26d	1	0.78mi
201 NE 2nd Ave Unit 1 Dania Beach, FL	—	1.0	550	$1,475	$2.68	4d	1	0.78mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$2,463	$2.48	0d	18	0.80mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$2,442	$2.82	0d	27	0.81mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,097	$2.44	5d	6	0.81mi
1826 Sherman St #16 Hollywood, FL	1.0	1.0	524	$1,550	$2.96	26d	1	0.87mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $165,000 Active 102 DOM
2. 2026-06-18
   days on market $165,000 Active 99 DOM
3. 2026-06-17
   days on market $165,000 Active 98 DOM
4. 2026-06-16
   days on market $165,000 Active 97 DOM
5. 2026-06-15
   days on market $165,000 Active 96 DOM
6. 2026-06-13
   days on market $165,000 Active 94 DOM
7. 2026-06-09
   days on market $165,000 Active 90 DOM
8. 2026-06-07
   days on market $165,000 Active 88 DOM
9. 2026-06-04
   days on market $165,000 Active 85 DOM
10. 2026-06-03
    days on market $165,000 Active 84 DOM
11. 2026-06-02
    days on market $165,000 Active 83 DOM
12. 2026-06-01
    days on market $165,000 Active 82 DOM
13. 2026-05-31
    days on market $165,000 Active 81 DOM
14. 2025-04-14
    listed $165,000 Active
15. 2019-04-09
    soldstatus $95,000
16. 1999-10-08
    soldstatus $33,500
17. 1985-09-01
    soldstatus $28,800
18. 1985-05-01
    soldstatus $32,000

ⓘ 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: $2,808 · $234/mo
• Projected year-2 tax: $2,808 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,941
• − Mortgage interest: −$9,243
• − Property taxes: −$2,808
• − Insurance: −$825
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$3,120
• − Depreciation: −$4,800
• Taxable loss: −$2,365
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $765/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

+415.6% since first listed

5 events — show timeline

• 2025-04-14 Listed $165,000 Beaches MLS
• 2019-04-09 Sold (Public Records) $95,000 Public Records
• 1999-10-08 Sold (Public Records) $33,500 Public Records
• 1985-09-01 Sold (Public Records) $28,800 Public Records
• 1985-05-01 Sold (Public Records) $32,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,808 · +9.5% YoY. Source: county tax records.