1 / 64896 SW 28th Ter, Dania Beach FL 33312
Dania Beach, FL
List Price
$450,000
Type
Single Family
Bedrooms
3
Bathrooms
2
Price / SqFt
$460/sqft
Price reduction
4.3% below original list — was $470,000
Est. equity
-146%
Comp ARV
$259,000
Max offer
$27,678
From the listing
Investment opportunity. NO HOA makes this for an Airbnb rental. The private backyard has plenty of room for a pool & children's play area. Wide driveway. Minutes from the beach, airport, restaurants, shopping and major highways.
Property Information
- Square Feet
- 979
- Units
- 1
- Days on Market
- 458
- Status
- active
Location
- County
- Broward County
- Zip Code
- 33312
- Coordinates
- 26.0613, -80.1787
Represented by Academia
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Why this deal
- 4.3% off original list price
- Value-add opportunity
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
43/100
Thin
is scored →
~-146% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
4.3% off original list (full marks at 25%+).
458 days on market (full marks at 120+ — more time = more leverage).
Verified distress on record: Short-sale.
A screen of the public MLS data we have — not an appraisal, valuation, or investment advice.
Deal scorecard
How four stakeholders read this deal
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
- Permit history limited outside Fort Lauderdale in Broward — verify open permits with the AHJ
What a super-investor sees
Investor
Investor equity estimate based on ARV from closed MLS comps minus list price and estima…
- Negative estimated equity — buying above estimated ARV, verify comps
What a bank sees
Lender / financing
Lender financeability estimate based on list price, ARV, and condition signals. renovat…
- thin equity — lender-unfriendly LTV (≈ 174% of ARV)
What an insurer sees
Insurance / 4-point
insurability v1. Broward is entirely within the HVHZ (High-Velocity Hurricane Zone) — r…
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
What a GC / AHJ sees
Permits / condition
Permit data from Broward permit records (Fort Lauderdale coverage; other cities limited…
- Permit history limited outside Fort Lauderdale in Broward — verify open permits with the AHJ
4-point — last permit
- Roofnone
- Electricalnone
- Plumbingnone
- HVACnone
Estimates from public data — not an appraisal, insurance quote, or financing commitment. Insurability as of 2026-07-24. Verify with licensed professionals.
Deal calculator
Value-add deal calculator
4896 SW 28th Ter, Dania Beach FL 33312, Dania Beach, FL
Comp-based ARV — 8 closed comp(s), high confidence.
Recommended max offer
$27,678
Room vs list (above list)
$422,322
Est. equity
-$379,155
-146% of ARV, at list
ROC at list
-59%
Est. all-in at list
$638,155
list + rehab + txn + carry
70% rule MAO
$40,800
Estimates only — not investment advice or an offer. ARV is drawn from recent closed comps; rehab from a rate-card range. Verify ARV, rehab, and all costs with a licensed professional before acting.
The comps behind the ARV
$259,000 after-repair value
5 recent closed sales nearby · high confidence · range $250,000–$348,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 2410 SW 50th Street, Dania Beach FL 33312renovated0.4 mi | $270,000 | $245 | 2026-07-16 |
| 5133 SW 27th Ter, Dania Beach FL 333120.2 mi | $405,000 | $422 | 2026-04-06 |
| 3005 SW 50th St, Dania Beach FL 33312renovated0.3 mi | $245,000 | $255 | 2026-03-30 |
| 3024 SW 52nd St, Dania Beach FL 33312renovated0.4 mi | $260,000 | $272 | 2026-05-08 |
| 5580 SW 32nd Terrace, Fort Lauderdale FL 333120.8 mi | $245,000 | $237 | 2026-06-30 |
Comparable data, not an appraisal. ARV is the median closed $/sqft of these comps applied to this home's size. Verify condition, location, and adjustments independently.