860 SE 6th Ave #205 · Deerfield Beach, FL 33441

$110,000

1 bd · 2.0 ba · 850 sqft · Condo public records · 244 Days on market

Built 1973 $536/mo HOA · 28% 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great all-ages, pet-friendly community. within close proximity of so many shops and restaurants to mention. Covered parking at your front door. Community heated pool. Quiet community (no rentals). This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

Key facts

• $536 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee (approximately $536.80); Association includes water and common areas; Community amenities: Laundry, Pool, Shuffleboard court; Pets allowed (size limit)

Exterior

• Parking: Carport (1 space, covered); Assigned covered parking
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; Single-story; Facing southeast; Resale property
• Construction: Block and concrete construction
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.1% in Deerfield 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 75/100 on livability (#250 in FL, #3,970 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools D-, amenities D-, employment 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 rising (+2.2%/yr); 299 active listings in the ZIP; 40 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).
• This rent runs 40% of the median local income ($59k/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 $761 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 244 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 28% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.77% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-11,598
• Equity at exit: $16,401

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-5,303
• Equity at exit: $9,511

Cash invested: $30,800 (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 33441

• Rents YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$46
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$536
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $116

Break-even live

Break-even rent $1,799

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $178	-5% $147	+0% $116	+5% $85	+10% $54
Rent	-10% $-38	-5% $39	+0% $116	+5% $193	+10% $270
Rate	-1.0pp $172	-0.5pp $144	base $116	+0.5pp $88	+1.0pp $59

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 SE 7th St Unit A307 Deerfield Beach, FL	1.0	1.5	800	$1,200	$1.50	25d	1	0.10mi
555 SE 8th St #151 Deerfield Beach, FL	1.0	1.5	925	$1,800	$1.95	13d	1	0.12mi
777-779 S Federal Hwy Ph 16 Pompano Beach, FL	2.0	1.5	911	$1,995	$2.19	25d	1	0.13mi
495 SE 8th St #237 Deerfield Beach, FL	2.0	2.0	1100	$1,875	$1.70	25d	1	0.15mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	3d	2	0.15mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	25d	1	0.19mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	3d	1	0.19mi
760 SE 2nd Ave Unit D216 Deerfield Beach, FL	2.0	2.0	910	$2,100	$2.31	0d	1	0.22mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	13d	1	0.22mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	22d	1	0.24mi
1100 SE 4th Ave Deerfield Beach, FL	2.0	1.5–2.0	1080	$1,900	$1.76	25d	2	0.25mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	5d	1	0.26mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	6d	1	0.26mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,650	$1.93	9d	3	0.27mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,700	$1.99	11d	2	0.27mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,600	$1.87	0d	3	0.27mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	15d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	22d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	6d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	25d	1	0.28mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$1,695	$1.88	18d	2	0.31mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	22d	1	0.31mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	16d	1	0.32mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	18d	1	0.32mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	16d	1	0.33mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	4d	1	0.33mi
560 SE 2nd Ave Deerfield Beach, FL	2.0	1.0	840	$1,750	$2.08	18d	1	0.38mi
530 SE 2nd Ave Unit F24 Deerfield Beach, FL	2.0	1.0	840	$1,800	$2.14	23d	1	0.38mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,680	$2.00	6d	1	0.38mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,725	$2.05	9d	1	0.38mi
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	9d	1	0.41mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	9d	1	0.42mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,700	$2.12	25d	4	0.43mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	25d	1	0.46mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.0–2.0	885	$1,575	$1.78	0d	2	0.46mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,250	$2.10	0d	1	0.46mi
500 SE 2nd Ave #22 Deerfield Beach, FL	2.0	1.0	840	$1,850	$2.20	20d	1	0.48mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	16d	1	0.48mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,700	$2.61	0d	1	0.48mi
1404 SE 3rd Ter Deerfield Beach, FL	2.0	1.0	955	$2,400	$2.51	18d	1	0.51mi

HOA detail condo

• Monthly dues: $536 · $6,432/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $110,000 Active 244 DOM
2. 2026-06-18
   days on market $110,000 Active 241 DOM
3. 2026-06-17
   days on market $110,000 Active 240 DOM
4. 2026-06-16
   days on market $110,000 Active 239 DOM
5. 2026-06-15
   days on market $110,000 Active 238 DOM
6. 2026-06-13
   days on market $110,000 Active 236 DOM
7. 2026-06-09
   days on market $110,000 Active 232 DOM
8. 2026-06-07
   days on market $110,000 Active 230 DOM
9. 2026-06-04
   days on market $110,000 Active 227 DOM
10. 2026-06-03
    days on market $110,000 Active 226 DOM
11. 2026-06-02
    days on market $110,000 Active 225 DOM
12. 2026-06-01
    days on market $110,000 Active 224 DOM
13. 2026-05-31
    days on market $110,000 Active 223 DOM
14. 2026-03-20
    price $110,000
15. 2026-02-11
    price $115,000
16. 2026-01-15
    status Active
17. 2026-01-15
    historical
18. 2025-11-22
    price $120,000
19. 2025-10-18
    listed $125,000 Active
20. 2025-08-11
    historical
21. 2025-07-04
    status Active
22. 2025-06-24
    price $115,000
23. 2025-06-11
    price $125,000
24. 2025-06-02
    price $130,000
25. 2025-05-13
    price $140,000
26. 2025-04-30
    listed $150,000 Active
27. 2023-08-05
    historical
28. 2022-09-15
    historical Active Under Contract
29. 2022-09-08
    listed $145,000 Active
30. 2017-04-04
    soldstatus $89,000
31. 2015-05-15
    soldstatus $64,050
32. 2005-06-24
    soldstatus $145,714
33. 2004-05-06
    soldstatus $77,500
34. 1973-11-01
    soldstatus $22,400

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/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 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,353
• − Mortgage interest: −$6,162
• − Property taxes: −$1,325
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$6,432
• − Depreciation: −$3,200
• Taxable income: $123
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,365/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 — Deerfield Beach

• Score: 75/100
• State rank: #250
• US rank: #3970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deerfield Beach, FL
• County: Broward County · 1,963,430 people
• City population: 61,449
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,153
• Household income: $58,594
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 2148.0

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 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 11% Estonian 5% Romanian 3%
• Foreign-born: 29% · Canada, Jamaica, Guatemala
• Languages at home: 65% English-only · Spanish 13% French/Haitian/Cajun 11% Other Indo-European 9%

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: ▼ -353.25%
• Current HPI: 404.3829
• Rent YoY: ▲ 2.17%
• 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

+391.1% since first listed

21 events — show timeline

• 2026-03-20 Price Changed $110,000 Beaches MLS
• 2026-02-11 Price Changed $115,000 Beaches MLS
• 2026-01-15 Relisted — Beaches MLS
• 2026-01-15 Listing Removed — Beaches MLS
• 2025-11-22 Price Changed $120,000 Beaches MLS
• 2025-10-18 Listed $125,000 Beaches MLS
• 2025-08-11 Listing Removed — MARMLS
• 2025-07-04 Relisted — MARMLS
• 2025-06-24 Price Changed $115,000 MARMLS
• 2025-06-11 Price Changed $125,000 MARMLS
• 2025-06-02 Price Changed $130,000 MARMLS
• 2025-05-13 Price Changed $140,000 MARMLS
• 2025-04-30 Listed $150,000 MARMLS
• 2023-08-05 Listing Removed — MARMLS
• 2022-09-15 Contingent — MARMLS
• 2022-09-08 Listed $145,000 MARMLS
• 2017-04-04 Sold (Public Records) $89,000 Public Records
• 2015-05-15 Sold (Public Records) $64,050 Public Records
• 2005-06-24 Sold (Public Records) $145,714 Public Records
• 2004-05-06 Sold (Public Records) $77,500 Public Records
• 1973-11-01 Sold (Public Records) $22,400 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,325 · +6.3% YoY. Source: county tax records.