2605 E Marina Dr · Dania Beach, FL 33312

$260,000

3 bd · 2.0 ba · 1,490 sqft · Manufactured public records · 115 Days on market

Built 1973 3,748 sqft lot Est $328k · 21% under $115/mo HOA · 4% of rent

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.9/10.0
• 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

BEAUTIFUL AND SPACIOUS 3-BEDROOM, 2-BATH HOME OFFERING 1,436 SQ FT OF LIVING SPACE WHERE YOU OWN THE LAND — NO LAND LEASE! THIS WELL-MAINTAINED PROPERTY FEATURES IMPACT WINDOWS AND IMPACT SLIDING GLASS DOORS FOR ADDED STORM PROTECTION, SECURITY, AND ENERGY EFFICIENCY. THE LARGE LAYOUT PROVIDES COMFORTABLE BEDROOMS AND FUNCTIONAL LIVING SPACE PERFECT FOR EVERYDAY LIVING OR ENTERTAINING. BEAUTIFUL OPEN PORCH FOR YOUR MORNING COFFEE AND PAVED DRIVEWAY ENHANCES CURB APPEAL AND OFFERS CONVENIENT COVERED PARKING. SOLD FULLY FURNISHED, THIS HOME IS TRULY TURN KEY AND MOVE-IN READY AND HAS BEEN KEPT IN EXCELLENT, CLEAN CONDITION. RELAX OR ENTERTAIN ON THE EXTRA LARGE OPEN PORCH — IDEAL

Key facts

• Paved driveway
• Spa roman hot tub
• Open porch

Tags

• IMPACT WINDOWS
• IMPACT SLIDING GLASS DOORS
• OPEN PORCH
• PAVED DRIVEWAY
• HEATED POOL
• SPA ROMAN HOT TUB

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Homeowners association with $115 monthly fee (includes trash); Community features: clubhouse, fitness center, golf, golf course community, pool, sauna, pickleball, shuffleboard, boat facilities, game room, property manager on-site

Exterior

• Parking: Attached covered carport (2 spaces); Driveway; Paver block driveway
• Security: Security guard
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; One story; Faces west
• Construction: Aluminum siding; Aluminum roof; Aluminum skirt (mobile home)
• Exterior features: Open porch; Porch; Shed(s) and storage; Tennis court(s); Community pool and spa; Security/high impact doors

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Wine cooler
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and drapes; Impact glass windows; Dining area with separate/formal dining room; Family/dining room; First-floor entry; Main-level primary bedroom; Pantry; Furnished
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 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).
• At $3,097/mo this rent would consume 49% 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 $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 115 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $260k implies a 160% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1973 — 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: 1.19% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.0

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	0.69mi	2/2.0 (-1)	1,467 (-2%)	15mo	$280,000	$191	47
3220 Teakwood Ln	0.73mi	3/2.0	1,268 (-15%)	3mo	$279,000	$220	39

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,591
• Equity at exit: $38,767

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $15,566
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,097 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$108
• HOA: −$115
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $560

Break-even live

Break-even rent $2,389

Max offer price $260,000

Occupancy floor 77%

Sensitivity live

Price	-10% $707	-5% $633	+0% $560	+5% $486	+10% $413
Rent	-10% $315	-5% $437	+0% $560	+5% $682	+10% $804
Rate	-1.0pp $691	-0.5pp $626	base $560	+0.5pp $492	+1.0pp $424

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	25d	1	0.06mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	25d	1	0.06mi
2680 SW 54th St Fort Lauderdale, FL	3.0	2.0	1592	$2,000	$1.26	25d	1	0.08mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	25d	1	0.16mi
5605 SW 24th Ave Fort Lauderdale, FL	3.0	2.0	1333	$3,500	$2.63	25d	1	0.19mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	6d	1	0.20mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	25d	1	0.21mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	8d	1	0.28mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	3d	1	0.28mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	21d	1	0.30mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	3d	1	0.30mi
5120 SW 26th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1612	$2,100	$1.30	4d	1	0.30mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	25d	1	0.32mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	21d	1	0.36mi
2460 SW 58th Mnr Fort Lauderdale, FL	3.0	2.0	1300	$3,400	$2.62	25d	1	0.36mi
2460 SW 58th Mnr Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1300	$3,300	$2.54	25d	1	0.36mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,787	$3.59	2d	31	0.37mi
2325 Mariner Ct #2809 Fort Lauderdale, FL	3.0	2.5	1391	$2,575	$1.85	25d	1	0.41mi
2308 Anchor Ct #2703 Fort Lauderdale, FL	2.0	2.5	1100	$2,200	$2.00	25d	1	0.42mi
4965 Leeward Ln Fort Lauderdale, FL	3.0	2.5	1379	$2,750	$1.99	25d	1	0.42mi
2630 SW 49th Ct Fort Lauderdale, FL	3.0	3.0	1404	$3,195	$2.28	25d	1	0.42mi
4936 Whispering Way Unit 4936 Fort Lauderdale, FL	3.0	2.5	1508	$4,250	$2.82	25d	1	0.43mi
4936 Whispering Way Fort Lauderdale, FL	3.0	2.5	1508	$4,150	$2.75	8d	1	0.43mi
4961 Leeward Ln #3102 Fort Lauderdale, FL	3.0	3.0	1382	$2,850	$2.06	11d	1	0.43mi
2307 Anchor Ct #4006 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	4d	1	0.44mi
2307 Anchor Ct #4006 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	25d	1	0.44mi
4964 Leeward Ln Fort Lauderdale, FL	3.0	2.5	1400	$3,000	$2.14	25d	1	0.44mi
4920 SW 27th Ave Unit 4920 Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	4d	1	0.49mi
4920 SW 27th Ave Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	25d	1	0.49mi
4125 N 32nd Ct Hollywood, FL	2.0	1.0	1210	$2,950	$2.44	22d	1	0.51mi
4951 Tradewinds Ter #707 Fort Lauderdale, FL	3.0	2.5	1616	$2,600	$1.61	25d	1	0.51mi
3200 Stirling Rd Hollywood, FL	3.0	2.5	1694	$3,304	$1.95	25d	1	0.52mi
4950 Tradewinds Ter #505 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	15d	1	0.53mi
4950 Tradewinds Ter #505 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	11d	1	0.53mi
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	25d	1	0.53mi
2119 Anchor Ct Fort Lauderdale, FL	3.0	3.0	1400	$3,000	$2.14	25d	1	0.55mi
4939 N Harbor Isles Dr #106 Fort Lauderdale, FL	3.0	3.0	1382	$2,700	$1.95	25d	1	0.58mi
4939 N Harbor Isles Dr #106 Fort Lauderdale, FL	3.0	3.0	1382	$2,680	$1.94	1d	1	0.58mi
4907 Spinnaker Dr #4807 Fort Lauderdale, FL	3.0	2.5	1391	$2,650	$1.91	8d	1	0.59mi
3050 Park Pl #5838 Fort Lauderdale, FL	3.0	2.5	1854	$3,950	$2.13	25d	1	0.62mi

HOA detail

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

Listing history 17 events

1. 2026-06-18
   days on market $260,000 Active 115 DOM
2. 2026-06-17
   days on market $260,000 Active 114 DOM
3. 2026-06-16
   days on market $260,000 Active 113 DOM
4. 2026-06-15
   days on market $260,000 Active 112 DOM
5. 2026-06-13
   days on market $260,000 Active 110 DOM
6. 2026-06-09
   days on market $260,000 Active 106 DOM
7. 2026-06-07
   days on market $260,000 Active 104 DOM
8. 2026-06-04
   days on market $260,000 Active 101 DOM
9. 2026-06-03
   days on market $260,000 Active 100 DOM
10. 2026-06-02
    days on market $260,000 Active 99 DOM
11. 2026-06-01
    days on market $260,000 Active 98 DOM
12. 2026-05-31
    days on market $260,000 Active 97 DOM
13. 2026-02-23
    listed $260,000 Active
14. 2010-03-26
    soldstatus $100,000
15. 1989-02-24
    soldstatus $58,000
16. 1987-07-13
    soldstatus $23,000
17. 1981-07-01
    soldstatus $13,500

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/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 · 26 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: $37,164
• − Mortgage interest: −$14,564
• − Property taxes: −$3,602
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − HOA: −$1,380
• − Depreciation: −$7,564
• Taxable income: $2,809
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $6,042/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

+1825.9% since first listed

5 events — show timeline

• 2026-02-23 Listed $260,000 MARMLS
• 2010-03-26 Sold (Public Records) $100,000 Public Records
• 1989-02-24 Sold (Public Records) $58,000 Public Records
• 1987-07-13 Sold (Public Records) $23,000 Public Records
• 1981-07-01 Sold (Public Records) $13,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,602 · +9.8% YoY. Source: county tax records.