2421 SW 53rd St · Dania Beach, FL 33312

$280,000

2 bd · 2.0 ba · 1,091 sqft · Manufactured public records · 102 Days on market

Built 1981 3,280 sqft lot Est $240k · 17% over $70/mo HOA · 2% of rent

---

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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

VERY NICE DOUBLE-WIDE 2-BEDROOM, 2-BATH MANUFACTURED FULLY FURNISHED HOME LOCATED IN THE PRESTIGIOUS RAVENSWOOD ESTATES, WHERE YOU OWN THE LAND! ENJOY LOW HOA FEES AND A LARGE OPEN KITCHEN WITH SPACIOUS LIVING AND DINING AREAS, PERFECT FOR ENTERTAINING. START YOUR DAY WITH MORNING COFFEE ON THE LARGE OPEN PORCH WITH SOUTH EXPOSURE. ADDITIONAL FEATURES INCLUDE BAY WINDOW, BUILT-INS, WALK-IN CLOSETS, AND WASHER/DRYER CONVENIENTLY LOCATED INSIDE. THE CARPORT ACCOMMODATES 2 CARS WITH ROOM FOR 3, AND EXTRA SHED FOR YOUR STORAGE NEEDS. PRIDE OF OWNERSHIP SHOWS THROUGHOUT — THIS HOME IS METICULOUSLY CARED FOR AND READY TO MOVE IN. SCHEDULE YOUR PRIVATE VIEWING TODAY!

Key facts

• Walk-in closets
• Large open porch
• Bay window

Tags

• FULLY FURNISHED HOME
• LARGE OPEN KITCHEN
• LARGE OPEN PORCH
• BAY WINDOW
• BUILT-INS
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Community clubhouse; On-site manager; Pool; Playground; Management services; HOA fee $70 monthly (includes trash and common areas)

Exterior

• Parking: Attached carport; Covered parking; Driveway; 2 carport spaces (2 covered spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One story; First-floor entry; Faces south; Resale condition
• Construction: Aluminum siding; Aluminum roof; Built as a single-story structure
• Exterior features: Open front porch; Porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans
• Interior features: Furnished; Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $255k (9.0% 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); 420 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 102 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $123k; list at $280k implies a 128% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,800 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $240,020
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2840 SW Cypress Dr	0.56mi	3/2.0 (+1)	1,176 (+8%)	2mo	$135,999	$116	54
5301 SW 30th Ter	0.64mi	2/2.0	956 (-12%)	3mo	$210,000	$220	47

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-30,567
• Equity at exit: $41,749

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-20,219
• Equity at exit: $24,209

Cash invested: $78,400 (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: 420
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$280 /mo · $3,366/yr
• Insurance: −$117
• HOA: −$70
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $307

Break-even live

Break-even rent $2,450

Max offer price $280,000

Occupancy floor 84%

Sensitivity live

Price	-10% $465	-5% $386	+0% $307	+5% $227	+10% $148
Rent	-10% $83	-5% $195	+0% $307	+5% $419	+10% $531
Rate	-1.0pp $448	-0.5pp $378	base $307	+0.5pp $234	+1.0pp $160

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	6d	1	0.07mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	25d	1	0.12mi
2325 Mariner Ct #2809 Fort Lauderdale, FL	3.0	2.5	1391	$2,575	$1.85	25d	1	0.16mi
2319 Mariner Ct #2706 Fort Lauderdale, FL	3.0	2.5	1396	$2,900	$2.08	0d	1	0.17mi
2308 Anchor Ct #2703 Fort Lauderdale, FL	2.0	2.5	1100	$2,200	$2.00	25d	1	0.18mi
4965 Leeward Ln Fort Lauderdale, FL	3.0	2.5	1379	$2,750	$1.99	25d	1	0.19mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	25d	1	0.19mi
4961 Leeward Ln #3102 Fort Lauderdale, FL	3.0	3.0	1382	$2,850	$2.06	11d	1	0.20mi
2307 Anchor Ct #4006 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	25d	1	0.20mi
2307 Anchor Ct #4006 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	4d	1	0.20mi
4964 Leeward Ln Fort Lauderdale, FL	3.0	2.5	1400	$3,000	$2.14	25d	1	0.21mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	25d	1	0.21mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	21d	1	0.24mi
2630 SW 49th Ct Fort Lauderdale, FL	3.0	3.0	1404	$3,195	$2.28	25d	1	0.27mi
4950 Tradewinds Ter #505 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	11d	1	0.29mi
4950 Tradewinds Ter #505 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	15d	1	0.29mi
2119 Anchor Ct Fort Lauderdale, FL	3.0	3.0	1400	$3,000	$2.14	25d	1	0.32mi
5605 SW 24th Ave Fort Lauderdale, FL	3.0	2.0	1333	$3,500	$2.63	25d	1	0.32mi
4939 N Harbor Isles Dr #106 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	25d	1	0.34mi
4939 N Harbor Isles Dr #106 Fort Lauderdale, FL	3.0	3.0	1382	$2,680	$1.94	2d	1	0.34mi
4920 SW 27th Ave Unit 4920 Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	5d	1	0.34mi
4920 SW 27th Ave Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	25d	1	0.34mi
4850 SW 26th Ave Unit 4 Fort Lauderdale, FL	2.0	2.0	800	$2,200	$2.75	11d	1	0.35mi
4907 Spinnaker Dr #4807 Fort Lauderdale, FL	3.0	2.5	1391	$2,650	$1.91	8d	1	0.35mi
5600 Park Rd Fort Lauderdale, FL	3.0	2.0	1248	$3,100	$2.48	0d	1	0.40mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	25d	1	0.40mi
2210 Coral Reef Ct Fort Lauderdale, FL	2.0	2.5	1083	$2,475	$2.29	25d	1	0.41mi
4961 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	800	$2,500	$3.12	25d	1	0.44mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.44mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	3d	1	0.44mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	8d	1	0.44mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	25d	1	0.45mi
2750 Griffin Rd Fort Lauderdale, FL	1.0	1.0	811	$2,600	$3.21	25d	13	0.46mi
4681 SW 26th Ave Fort Lauderdale, FL	3.0	2.0	1423	$4,500	$3.16	25d	1	0.52mi
2460 SW 58th Mnr Fort Lauderdale, FL	3.0	2.0	1300	$3,400	$2.62	25d	1	0.56mi
2460 SW 58th Mnr Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1300	$3,300	$2.54	25d	1	0.56mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	21d	1	0.60mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,034	$2.87	2d	31	0.60mi
2915 W Marina Dr Unit 2915 Fort Lauderdale, FL	1.0	1.0	1080	$1,800	$1.67	18d	1	0.62mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	11d	1	0.66mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 17 events

1. 2026-06-21
   days on market $280,000 Active 102 DOM
2. 2026-06-18
   days on market $280,000 Active 99 DOM
3. 2026-06-17
   days on market $280,000 Active 98 DOM
4. 2026-06-16
   days on market $280,000 Active 97 DOM
5. 2026-06-15
   days on market $280,000 Active 96 DOM
6. 2026-06-13
   days on market $280,000 Active 94 DOM
7. 2026-06-09
   days on market $280,000 Active 90 DOM
8. 2026-06-07
   days on market $280,000 Active 88 DOM
9. 2026-06-04
   days on market $280,000 Active 85 DOM
10. 2026-06-03
    days on market $280,000 Active 84 DOM
11. 2026-06-02
    days on market $280,000 Active 83 DOM
12. 2026-06-01
    days on market $280,000 Active 82 DOM
13. 2026-05-31
    days on market $280,000 Active 81 DOM
14. 2026-02-05
    listed $280,000 Active
15. 2016-06-02
    soldstatus $123,000
16. 2001-02-14
    soldstatus $57,000
17. 1983-04-01
    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: $3,366 · $280/mo
• Projected year-2 tax: $3,366 · $280/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 5 d/yr ≥105°F today · 18 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: $34,059
• − Mortgage interest: −$15,684
• − Property taxes: −$3,366
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,725
• − Management: −$2,725
• − HOA: −$840
• − Depreciation: −$8,145
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $3,879/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

+1597.0% since first listed

4 events — show timeline

• 2026-02-05 Listed $280,000 Beaches MLS
• 2016-06-02 Sold (Public Records) $123,000 Public Records
• 2001-02-14 Sold (Public Records) $57,000 Public Records
• 1983-04-01 Sold (Public Records) $16,500 Public Records

Property tax history

+16.6%/yr

Latest (2025): $3,366 · +9.5% YoY. Source: county tax records.