6740 Arbor Dr #204 · Miramar, FL 33023

$94,000

1 bd · 1.0 ba · 687 sqft · Condo public records · 80 Days on market

Built 1966 $401/mo HOA · 24% 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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1- bedroom, 1-bath second floor unit in a 55+ community in Miramar. Property is sold as- is with no rental for the first year. Condo offers an ideal low-maintenance, and is responsible for all exterior maintenance, including the roof and landscaping, allowing for a truly hands-off lifestyle. Enjoy a serene lifestyle in a well-kept community, conveniently located near major roads, shops and entertainment.

Key facts

• $401 HOA
• Parking
• Built 1966

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee (includes common areas); Association provides laundry; Senior community

Exterior

• Parking: One parking space
• Home design: 2-story building; Entry on second level; Resale property
• Construction: Block construction
• Exterior features: No notable exterior features listed; Attached property

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Unfurnished; Second floor entry; Den
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.3% in Miramar — 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 80/100 on livability (#111 in FL, #1,721 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, cost of living D+, amenities D.
• 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 flat; 286 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $94k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.78% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,117
• Equity at exit: $14,016

10-year hold

• IRR: 8.0%
• Equity multiple: 1.51×
• Total profit: $13,471
• Equity at exit: $8,127

Cash invested: $26,320 (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 33023

• Rents YoY: 0.3%
• Active inventory: 286
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$493
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$39
• HOA: −$401
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $337

Break-even live

Break-even rent $1,246

Max offer price $94,000

Occupancy floor 75%

Sensitivity live

Price	-10% $390	-5% $364	+0% $337	+5% $311	+10% $284
Rent	-10% $205	-5% $271	+0% $337	+5% $403	+10% $469
Rate	-1.0pp $385	-0.5pp $361	base $337	+0.5pp $313	+1.0pp $288

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6951 SW 26th St Unit W Miramar, FL	1.0	1.0	600	$1,200	$2.00	25d	1	0.57mi
2306 Sunshine Blvd Miramar, FL	1.0	1.0	350	$1,250	$3.57	8d	1	0.74mi
2130 SW 67th Ave Unit A Miramar, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.79mi
6012 SW 38th St Unit 4 Miramar, FL	1.0	1.0	500	$1,525	$3.05	6d	1	0.98mi
6012 SW 38th St Unit 4 Miramar, FL	1.0	1.0	500	$1,525	$3.05	25d	1	0.98mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	17d	1	1.05mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	16d	1	1.05mi
7200 Pembroke Rd Miramar, FL	2.0	1.0	736	$1,800	$2.45	25d	1	1.15mi
7221 Venetian St Unit 6 Miramar, FL	1.0	1.0	550	$1,600	$2.91	2d	1	1.16mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	8d	1	1.30mi
7624 Pembroke Rd Unit D Miramar, FL	1.0	1.0	720	$1,590	$2.21	8d	1	1.33mi
7624 Pembroke Rd Unit C Miramar, FL	1.0	1.0	700	$1,550	$2.21	25d	1	1.34mi
7904 Juniper St Unit 1442062P Miramar, FL	1.0	1.0	495	$3,115	$6.29	8d	1	1.38mi

HOA detail condo

• Monthly dues: $401 · $4,812/yr
• Likely covers: landscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $94,000 Active 80 DOM
2. 2026-06-17
   days on market $94,000 Active 79 DOM
3. 2026-06-16
   days on market $94,000 Active 78 DOM
4. 2026-06-15
   days on market $94,000 Active 77 DOM
5. 2026-06-13
   days on market $94,000 Active 75 DOM
6. 2026-06-09
   days on market $94,000 Active 71 DOM
7. 2026-06-08
   days on market $94,000 Active 70 DOM
8. 2026-06-07
   pricedays on market $94,000 Active 69 DOM
9. 2026-06-04
   days on market $99,000 Active 66 DOM
10. 2026-06-03
    days on market $99,000 Active 65 DOM
11. 2026-06-02
    days on market $99,000 Active 64 DOM
12. 2026-06-01
    days on market $99,000 Active 63 DOM
13. 2026-05-31
    days on market $99,000 Active 62 DOM
14. 2026-05-13
    price $99,000
15. 2026-03-30
    listed $110,000 Active
16. 1998-06-26
    soldstatus $26,000
17. 1983-11-01
    soldstatus $35,000

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$166/yr (+$14/mo · 27.0%)

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

Taxation est. · year 1

• Rental income: $20,074
• − Mortgage interest: −$5,265
• − Property taxes: −$614
• − Insurance: −$470
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$4,812
• − Depreciation: −$2,735
• Taxable income: $2,966
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $3,335/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 — Miramar

• Score: 80/100
• State rank: #111
• US rank: #1721

Category grades

Amenities D Commute D+ Cost of living D+ Crime A Employment A- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar, FL
• County: Broward County · 1,963,430 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 72,344
• Household income: $74,709
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2567.0

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 0.60)
• Race & ethnicity: Black 51% Hispanic / Latino 37% Two or more races 19% White 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 9% Dominican 6%
• Common ancestry: Hispanic 14%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 50% English-only · Spanish 32% French/Haitian/Cajun 13% Other Indo-European 1%

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: ▼ -442.33%
• Current HPI: 534.7664
• Rent YoY: ▲ 0.34%
• 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

+182.9% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $99,000 MARMLS
• 2026-03-30 Listed $110,000 MARMLS
• 1998-06-26 Sold (Public Records) $26,000 Public Records
• 1983-11-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $614 · +2.5% YoY. Source: county tax records.