1260 SW 6th Ave · Deerfield Beach, FL 33441

$345,000

3 bd · 3.0 ba · 1,250 sqft · SingleFamily public records · 9 Days on market

Built 1973 7,140 sqft lot Est $418k · 17% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors, renovators, or buyers looking to add value. This home offers solid potential but requires repairs and updating. Property is being sold as-is, with seller making no repairs. Buyers are encouraged to conduct their own inspections and verify all information. NO FHA

Key facts

• 7,140 sq ft lot
• 2 parking spots
• Built 1973

Property features AI

Exterior

• Utilities: No utilities listed
• Home design: Single family residence; Single-story
• Construction: Concrete construction
• Exterior features: Not waterfront; No fixed-bridge waterfront features (property not waterfront)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No special interior features listed; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $284k (17.8% below list).
• Recommended offer: $284k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 300 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,837/mo this rent would consume 58% of the median local household income ($59k/yr) (locally 2148% 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 $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $345k implies a 565% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,724 (17.8% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $417,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 SW 5th Ter	0.14mi	3/2.0	1,242 (-1%)	2mo	$415,000	$334	87
439 SW Natura Ave Unit A	0.71mi	2/2.0 (-1)	1,230 (-2%)	3mo	$175,000	$142	52

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-51,936
• Equity at exit: $51,441

10-year hold

• IRR: -8.0%
• Equity multiple: 0.51×
• Total profit: $-46,869
• Equity at exit: $29,829

Cash invested: $96,600 (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: 300
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,837 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $101

Break-even live

Break-even rent $2,710

Max offer price $345,000

Occupancy floor 91%

Sensitivity live

Price	-10% $296	-5% $199	+0% $101	+5% $3	+10% $-94
Rent	-10% $-123	-5% $-11	+0% $101	+5% $213	+10% $325
Rate	-1.0pp $275	-0.5pp $189	base $101	+0.5pp $11	+1.0pp $-79

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 SW 6th Ave Deerfield Beach, FL	4.0	2.0	1236	$2,965	$2.40	4d	1	0.05mi
510 SW 13th Pl Deerfield Beach, FL	4.0	2.0	1236	$3,199	$2.59	26d	1	0.08mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$1,995	$2.24	26d	1	0.11mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	4d	1	0.11mi
521 SW 11th Dr Deerfield Beach, FL	3.0	2.0	1298	$2,950	$2.27	24d	1	0.12mi
405 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	26d	1	0.13mi
1335 S Dixie Hwy #404 Deerfield Beach, FL	3.0	1.5	892	$2,050	$2.30	26d	1	0.19mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	6d	1	0.26mi
341 SW 15th St Deerfield Beach, FL	2.0	1.0	1111	$3,000	$2.70	26d	1	0.29mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	26d	1	0.31mi
588 Trace Cir Deerfield Beach, FL	2.0	2.0	943	$2,275	$2.41	12d	2	0.33mi
588 Trace Cir #206 Deerfield Beach, FL	2.0	2.0	1000	$2,350	$2.35	26d	1	0.33mi
677 Trace Cir #101 Deerfield Beach, FL	2.0	2.0	887	$1,900	$2.14	26d	1	0.37mi
5350 NE 5th Ter Pompano Beach, FL	2.0	1.0	950	$1,900	$2.00	26d	1	0.38mi
841 NE 51st Ct Deerfield Beach, FL	4.0	2.0	1518	$2,850	$1.88	6d	1	0.44mi
1428 SW 1st Ave Deerfield Beach, FL	2.0	2.0	1160	$3,450	$2.97	19d	1	0.47mi
1433 NE 53rd Ct Pompano Beach, FL	3.0	2.0	1225	$3,950	$3.22	26d	1	0.48mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	26d	1	0.53mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	26d	1	0.58mi
1309 SE 1st Way Deerfield Beach, FL	3.0	2.0	1273	$3,500	$2.75	26d	1	0.59mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	26d	4	0.61mi
1597 NE 53rd Ct Pompano Beach, FL	2.0	1.0	930	$2,775	$2.98	0d	1	0.62mi
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	4d	25	0.63mi
1633 NE 53rd Ct Pompano Beach, FL	3.0	1.0	1100	$2,400	$2.18	15d	1	0.64mi
660 Siesta Key Cir Deerfield Beach, FL	2.0	2.0	1070	$1,940	$1.81	26d	1	0.66mi
1123 SE 2nd Ave Deerfield Beach, FL	3.0	2.0	1599	$3,495	$2.19	19d	1	0.68mi
1123 SE 2nd Ave Unit 1123 Deerfield Beach, FL	3.0	2.0	1599	$3,750	$2.35	26d	1	0.68mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.0–2.0	885	$2,100	$2.37	0d	2	0.72mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,250	$2.10	0d	1	0.72mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	26d	1	0.72mi
219 SE 13th St Deerfield Beach, FL	2.0	2.0	1556	$3,200	$2.06	6d	1	0.73mi
222 SE 11th Ct Deerfield Beach, FL	3.0	2.0	1549	$3,950	$2.55	26d	1	0.74mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	16d	1	0.75mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,700	$2.61	0d	1	0.75mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	16d	1	0.75mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	6d	1	0.75mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	26d	1	0.75mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	18d	2	0.76mi
1741 NE 52nd St Pompano Beach, FL	3.0	2.0	1243	$2,500	$2.01	26d	1	0.79mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	6d	1	0.81mi

Listing history 24 events

1. 2026-06-21
   days on market $345,000 Active 9 DOM
2. 2026-06-18
   days on market $345,000 Active 6 DOM
3. 2026-06-17
   days on market $345,000 Active 5 DOM
4. 2026-06-16
   days on market $345,000 Active 4 DOM
5. 2026-06-15
   days on market $345,000 Active 3 DOM
6. 2026-06-13
   remarks 295-char remark
7. 2026-06-13
   pricedays on marketlisting id $345,000 Active 1 DOM
8. 2026-06-09
   days on market $359,900 Active 322 DOM
9. 2026-06-07
   days on market $359,900 Active 320 DOM
10. 2026-06-04
    days on market $359,900 Active 317 DOM
11. 2026-06-03
    days on market $359,900 Active 316 DOM
12. 2026-06-02
    days on market $359,900 Active 315 DOM
13. 2026-06-01
    days on market $359,900 Active 314 DOM
14. 2026-05-31
    days on market $359,900 Active 313 DOM
15. 2026-04-09
    price $359,900
16. 2025-09-29
    price $372,900
17. 2025-09-11
    price $374,900
18. 2025-08-18
    price $379,900
19. 2025-08-06
    price $399,900
20. 2025-07-23
    price $409,900
21. 2025-07-23
    price $399,900
22. 2025-07-21
    listed $410,000 Active
23. 1986-05-16
    soldstatus $51,900
24. 1973-01-01
    soldstatus $21,000

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$613/yr (+$51/mo · 27.2%)

ⓘ 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 ≥107°F today · 27 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: $34,047
• − Mortgage interest: −$19,325
• − Property taxes: −$2,251
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − Depreciation: −$10,036
• Taxable loss: −$4,738
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $2,348/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

+1613.8% since first listed

10 events — show timeline

• 2026-04-09 Price Changed $359,900 Beaches MLS
• 2025-09-29 Price Changed $372,900 Beaches MLS
• 2025-09-11 Price Changed $374,900 Beaches MLS
• 2025-08-18 Price Changed $379,900 Beaches MLS
• 2025-08-06 Price Changed $399,900 Beaches MLS
• 2025-07-23 Price Changed $409,900 Beaches MLS
• 2025-07-23 Price Changed $399,900 Beaches MLS
• 2025-07-21 Listed $410,000 Beaches MLS
• 1986-05-16 Sold (Public Records) $51,900 Public Records
• 1973-01-01 Sold (Public Records) $21,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,251 · +4.9% YoY. Source: county tax records.