3033 Lakeshore Dr · Dania Beach, FL 33312

$299,000

3 bd · 3.0 ba · 1,219 sqft · Manufactured public records · 146 Days on market

Built 1974 3,838 sqft lot Est $268k · 11% over $115/mo HOA · 4% 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 +20.9/30.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks

True waterfront living in the heart of Fort Lauderdale/Dania Beach. Set directly on the lake within the sought-after Estates of Fort Lauderdale, 3033 Lakeshore Drive offers an exceptional blend of location, space, and serene views rarely found so close to the city’s best dining, shopping, beaches, and major roadways. This spacious 3-bedroom, 3-bath Double Wide features an open floor plan with generously sized living and dining areas designed for both comfortable everyday living and effortless entertaining. Natural light fills the home, enhancing the flow and connection between spaces. The kitchen is equipped with stainless steel appliances, abundant cabinetry, and ample counter space,

Key facts

• Open floor plan
• Lake views
• Extensive storage

Tags

• WATERFRONT LIVING
• LAKE VIEWS
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• LARGE WATERFRONT DECK
• EXTENSIVE STORAGE

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Homeowners association with $115 monthly fee; Association covers common area maintenance, recreation facilities and trash; Community clubhouse; Community fitness center; Maintained community with on-site property manager; Community pool; Community sauna; Tennis courts; Park; Street lights

Exterior

• Parking: Attached covered carport; Driveway; 1 covered parking space; 1-car carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Faces north
• Construction: Aluminum roof; Manufactured construction; Ritz Z model
• Exterior features: Deck; Exterior lighting; Florida room; Lakefront location; Waterfront view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Main-level primary bedroom
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Closet cabinetry; Entrance foyer; First-floor entry; Kitchen island; Living/dining room; Main-level primary; Split bedrooms; Walk-in closet(s); Furnished
• Laundry & utility: Laundry room; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/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 $292k (2.5% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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 23d 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 $2,917/mo this rent would consume 46% 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 $9k 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 146 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $299k implies a 398% 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 4→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $268,180
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Teakwood Ln	0.21mi	3/2.0	1,268 (+4%)	3mo	$279,000	$220	77
2840 SW Cypress Dr	0.30mi	3/2.0	1,176 (-4%)	2mo	$135,999	$116	74

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-26,966
• Equity at exit: $44,582

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-9,135
• Equity at exit: $25,852

Cash invested: $83,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,917 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$125
• HOA: −$115
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $415

Break-even live

Break-even rent $2,391

Max offer price $299,000

Occupancy floor 81%

Sensitivity live

Price	-10% $585	-5% $500	+0% $415	+5% $331	+10% $246
Rent	-10% $185	-5% $300	+0% $415	+5% $531	+10% $646
Rate	-1.0pp $566	-0.5pp $491	base $415	+0.5pp $338	+1.0pp $259

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Lakeshore Dr Fort Lauderdale, FL	3.0	2.0	1472	$2,350	$1.60	25d	1	0.05mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	6d	1	0.12mi
2939 W Marina Dr Fort Lauderdale, FL	2.0	2.0	800	$2,000	$2.50	12d	1	0.12mi
5201 SW 31st Ave #183 Fort Lauderdale, FL	3.0	2.0	1412	$2,500	$1.77	25d	1	0.30mi
5840 Lakeshore Dr Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1056	$3,787	$3.59	3d	31	0.31mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,699	$2.00	25d	1	0.31mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,600	$1.93	8d	1	0.31mi
5201 SW 31st Ave #195 Fort Lauderdale, FL	2.0	2.0	1348	$2,649	$1.97	12d	1	0.31mi
5597 Park Rd Fort Lauderdale, FL	3.0	2.0	1038	$3,000	$2.89	25d	1	0.40mi
3100 SW 50th St Fort Lauderdale, FL	2.0	1.5	1110	$2,600	$2.34	4d	1	0.41mi
5643 Park Rd Fort Lauderdale, FL	3.0	2.0	1284	$3,200	$2.49	25d	1	0.41mi
2701 SW 58th Mnr Unit B Fort Lauderdale, FL	2.0	2.0	1292	$2,750	$2.13	21d	1	0.44mi
5600 Park Rd Fort Lauderdale, FL	3.0	2.0	1248	$3,100	$2.48	0d	1	0.44mi
4963 SW 31st Ter Unit 4963 Fort Lauderdale, FL	2.0	2.5	1110	$2,700	$2.43	23d	1	0.47mi
4991 SW 32nd Ave Unit 4991 Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	8d	1	0.48mi
3070 Red Mangrove Ln S Unit 202-2 Fort Lauderdale, FL	3.0	3.0	1410	$2,550	$1.81	18d	1	0.52mi
5180 SW 27th Ter Fort Lauderdale, FL	3.0	2.0	1495	$3,000	$2.01	21d	1	0.52mi
4961 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	800	$2,500	$3.12	25d	1	0.53mi
4951 SW 28th Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.54mi
4905 SW 31st Ter #115 Fort Lauderdale, FL	2.0	1.5	1110	$2,500	$2.25	25d	1	0.54mi
4904 SW 31st Ter Fort Lauderdale, FL	2.0	1.5	1110	$2,400	$2.16	25d	1	0.56mi
5434 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1318	$3,750	$2.85	25d	1	0.56mi
5420 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1135	$2,975	$2.62	25d	1	0.56mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,650	$2.73	4d	1	0.57mi
4923 SW 32nd Ave Fort Lauderdale, FL	2.0	2.0	971	$2,800	$2.88	18d	1	0.57mi
5221 SW 25th Ave Fort Lauderdale, FL	3.0	2.0	1084	$2,700	$2.49	6d	1	0.61mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	2d	3	0.64mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	5d	3	0.64mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$3,200	$2.99	16d	4	0.64mi
2460 SW 58th Mnr Fort Lauderdale, FL	3.0	2.0	1300	$3,400	$2.62	25d	1	0.64mi
2460 SW 58th Mnr Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1300	$3,300	$2.54	25d	1	0.64mi
5605 SW 24th Ave Fort Lauderdale, FL	3.0	2.0	1333	$3,500	$2.63	25d	1	0.65mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	8d	1	0.67mi
5741 SW 24th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1056	$3,400	$3.22	3d	1	0.67mi
2630 SW 49th Ct Fort Lauderdale, FL	3.0	3.0	1404	$3,195	$2.28	25d	1	0.67mi
2461 SW 50th St Fort Lauderdale, FL	2.0	2.0	1008	$2,300	$2.28	25d	1	0.69mi
4920 SW 27th Ave Unit 4920 Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	5d	1	0.69mi
4920 SW 27th Ave Fort Lauderdale, FL	3.0	2.0	1140	$3,500	$3.07	25d	1	0.69mi
4125 N 32nd Ct Hollywood, FL	2.0	1.0	1210	$2,950	$2.44	23d	1	0.71mi
4732 SW 33rd Ave #206 Fort Lauderdale, FL	2.0	1.0	773	$1,700	$2.20	25d	1	0.75mi

HOA detail

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

Listing history 19 events

1. 2026-06-21
   days on market $299,000 Active 146 DOM
2. 2026-06-18
   days on market $299,000 Active 143 DOM
3. 2026-06-17
   days on market $299,000 Active 142 DOM
4. 2026-06-16
   days on market $299,000 Active 141 DOM
5. 2026-06-15
   days on market $299,000 Active 140 DOM
6. 2026-06-13
   days on market $299,000 Active 138 DOM
7. 2026-06-09
   days on market $299,000 Active 134 DOM
8. 2026-06-07
   days on market $299,000 Active 132 DOM
9. 2026-06-04
   days on market $299,000 Active 129 DOM
10. 2026-06-03
    days on market $299,000 Active 128 DOM
11. 2026-06-02
    days on market $299,000 Active 127 DOM
12. 2026-06-01
    days on market $299,000 Active 126 DOM
13. 2026-05-31
    days on market $299,000 Active 125 DOM
14. 2026-04-15
    price $299,000
15. 2026-03-18
    price $319,000
16. 2026-02-11
    price $329,900
17. 2026-01-23
    listed $340,000 Active
18. 1993-11-22
    soldstatus $60,000
19. 1986-11-19
    soldstatus $49,000

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,508/yr (+$126/mo · 155.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥105°F today · 14 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: $34,998
• − Mortgage interest: −$16,749
• − Property taxes: −$973
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$1,380
• − Depreciation: −$8,698
• Taxable income: $103
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $4,960/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

+510.2% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $299,000 MARMLS
• 2026-03-18 Price Changed $319,000 MARMLS
• 2026-02-11 Price Changed $329,900 MARMLS
• 2026-01-23 Listed $340,000 MARMLS
• 1993-11-22 Sold (Public Records) $60,000 Public Records
• 1986-11-19 Sold (Public Records) $49,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $973 · +7.1% YoY. Source: county tax records.