245 NW 6th Ave · Dania Beach, FL 33004

$355,000

3 bd · 1.0 ba · 752 sqft · SingleFamily public records · 37 Days on market

Built 1938 Est $548k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT 3/1 CORNER HOME NEAR TO MANY FABULOUS PLACES AND MAYOR HIGHWAYS ACCESS. THIS PROPERTY CAN BE FINANCED BY THE OWNER

Key facts

• Built 1938
• Listed 37 days

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Faces east
• Construction: Block construction; Shingle roof; Year built unknown
• Exterior features: No notable exterior features listed

Interior

• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: Bedroom on main level; First floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (23.9% below list).
• Recommended offer: $270k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 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.
• 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 209 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).
• At $2,701/mo this rent would consume 62% of the median local household income ($53k/yr) (locally 1999% 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 $11k 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 37 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; list at $355k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,094 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $548,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 NW 4th Ave	0.19mi	2/1.0 (-1)	800 (+6%)	8mo	$260,000	$325	69
830 NW 6th Ave	0.36mi	3/2.0	805 (+7%)	16mo	$586,500	$729	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.16×
• Total profit: $-83,070
• Equity at exit: $52,932

10-year hold

• IRR: -33.9%
• Equity multiple: -0.26×
• Total profit: $-125,586
• Equity at exit: $30,694

Cash invested: $99,400 (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 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,701 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$401 /mo · $4,814/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-277

Break-even live

Break-even rent $3,052

Max offer price $306,061

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-177	+0% $-277	+5% $-378	+10% $-478
Rent	-10% $-490	-5% $-384	+0% $-277	+5% $-170	+10% $-64
Rate	-1.0pp $-98	-0.5pp $-187	base $-277	+0.5pp $-369	+1.0pp $-463

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	4d	1	0.28mi
29 NE 3rd St Unit A Dania Beach, FL	2.0	1.0	850	$2,200	$2.59	16d	1	0.28mi
6 SW 7th Ave Dania Beach, FL	2.0	1.0	1100	$1,750	$1.59	26d	1	0.38mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,565	$4.18	0d	40	0.39mi
13 NE 2nd Ave #201 Dania, FL	2.0	1.0	690	$1,600	$2.32	26d	1	0.44mi
250 NW 14th Way Unit 250 Dania Beach, FL	3.0	1.0	1023	$3,000	$2.93	26d	1	0.46mi
101 SW 1st St Dania Beach, FL	2.0	1.0–2.0	902	$4,080	$4.52	0d	42	0.49mi
22 NW 14th Ave Dania, FL	2.0	2.0	976	$2,800	$2.87	26d	1	0.51mi
105 NW 14th Way Dania Beach, FL	2.0	1.0	650	$1,795	$2.76	9d	1	0.52mi
120 N Compass Way Dania, FL	1.0–3.0	1.0–2.0	982	$4,200	$4.27	0d	1	0.72mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$3,473	$4.02	0d	27	0.72mi
310 SW 2nd Ave Dania, FL	2.0	1.0	800	$2,295	$2.87	26d	1	0.74mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	26d	6	0.75mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	13d	6	0.75mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,925	$2.26	7d	3	0.75mi
500 NE 2nd St Dania, FL	1.0–2.0	1.0–2.0	850	$1,950	$2.29	12d	4	0.75mi
500 NE 2nd St Dania, FL	2.0	2.0	933	$1,925	$2.06	12d	3	0.75mi
121 N Compass Way Dania, FL	1.0–2.0	1.0–2.0	871	$3,010	$3.45	26d	3	0.76mi
208 SW 3rd Pl Dania, FL	2.0	1.0	952	$2,300	$2.42	26d	1	0.80mi
501 E Dania Beach Blvd Unit 5 M Dania Beach, FL	2.0	2.0	1070	$2,100	$1.96	26d	1	0.83mi
229 SW 3rd Pl Dania, FL	2.0	1.0	764	$2,700	$3.53	26d	1	0.83mi
713 SW 3rd Pl Unit 3 Dania Beach, FL	2.0	1.0	775	$1,595	$2.06	26d	1	0.83mi
608 NE 2nd St Dania, FL	2.0	2.0	1020	$2,400	$2.35	7d	2	0.86mi
753 SW 3rd Pl Unit 753 Dania Beach, FL	3.0	2.0	1014	$2,800	$2.76	15d	1	0.86mi
367 Phippen Waiters Rd Unit back Dania Beach, FL	2.0	1.0	932	$2,300	$2.47	0d	1	0.87mi
624 NE 2nd St Dania Beach, FL	1.0–2.0	1.0–2.0	931	$2,995	$3.22	4d	3	0.88mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,643	$3.83	0d	34	0.88mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$4,343	$4.61	0d	33	0.94mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$4,027	$4.06	0d	18	0.95mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	1.10mi
694 SW 7th Ter Dania Beach, FL	2.0	1.0	935	$1,795	$1.92	9d	1	1.11mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,995	$2.00	15d	1	1.19mi
262 SW 9th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$1,899	$1.90	6d	1	1.19mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	1.20mi
2227 Cody St Unit 1505757P Hollywood, FL	4.0	3.0	1097	$4,458	$4.06	9d	1	1.25mi
990 Phippen Rd Unit 1-2 Dania Beach, FL	2.0	1.0	825	$1,850	$2.24	26d	1	1.27mi
257 SW 12th St Unit 1 Dania Beach, FL	2.0	1.0	638	$2,250	$3.53	9d	1	1.38mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	26d	1	1.41mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	23d	1	1.41mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	22d	1	1.45mi

Listing history 34 events

1. 2026-06-21
   days on market $355,000 Active 37 DOM
2. 2026-06-18
   days on market $355,000 Active 34 DOM
3. 2026-06-17
   days on market $355,000 Active 33 DOM
4. 2026-06-16
   days on market $355,000 Active 32 DOM
5. 2026-06-15
   days on market $355,000 Active 31 DOM
6. 2026-06-13
   days on market $355,000 Active 29 DOM
7. 2026-06-09
   days on market $355,000 Active 25 DOM
8. 2026-06-08
   days on market $355,000 Active 24 DOM
9. 2026-06-07
   days on market $355,000 Active 23 DOM
10. 2026-06-04
    days on market $355,000 Active 20 DOM
11. 2026-06-03
    days on market $355,000 Active 19 DOM
12. 2026-06-02
    remarks 120-char remark
13. 2026-06-02
    days on market $355,000 Active 18 DOM
14. 2026-06-01
    days on market $355,000 Active 17 DOM
15. 2026-05-31
    days on market $355,000 Active 16 DOM
16. 2026-05-15
    price $355,000
17. 2026-05-13
    listed $355 Active
18. 2023-10-31
    status Active
19. 2023-04-28
    listed $300,000 Active
20. 2021-08-06
    historical
21. 2021-08-01
    status Active
22. 2021-06-10
    listed $270,000 Active
23. 2020-06-02
    historical
24. 2019-07-15
    price $215,000
25. 2019-07-08
    listed $220,000 Active
26. 2019-06-12
    soldstatus $160,000
27. 2018-06-22
    historical
28. 2018-05-04
    listed $225,000 Active
29. 2011-11-23
    soldstatus $23,500
30. 2011-09-07
    listed $22,700
31. 2005-02-25
    soldstatus $119,900
32. 2003-12-22
    soldstatus $95,000
33. 2003-03-27
    soldstatus $54,000
34. 2000-07-13
    soldstatus $11,000

ⓘ 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: $4,814 · $401/mo
• Projected year-2 tax: $4,814 · $401/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,411
• − Mortgage interest: −$19,886
• − Property taxes: −$4,814
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,593
• − Management: −$2,593
• − Depreciation: −$10,327
• Taxable loss: −$9,577
• Est. tax savings @ 24.0%: +$2,298
• After-tax cash flow: $-1,026/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): 17,094
• Household income: $52,574
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1999.0

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 0.68)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 24% Two or more races 19% Asian 1%
• Hispanic origin (detail): Puerto Rican 5% Cuban 7% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 25% Other Indo-European 4% French/Haitian/Cajun 4%

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: ▼ -377.03%
• Current HPI: 335.6607
• Rent YoY: ▼ -1.66%
• 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

+3127.3% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $355,000 MARMLS
• 2026-05-13 Listed $355 MARMLS
• 2023-10-31 Relisted — MARMLS
• 2023-04-28 Listed $300,000 MARMLS
• 2021-08-06 Listing Removed — MARMLS
• 2021-08-01 Relisted — MARMLS
• 2021-06-10 Listed $270,000 MARMLS
• 2020-06-02 Listing Removed — MARMLS
• 2019-07-15 Price Changed $215,000 MARMLS
• 2019-07-08 Listed $220,000 MARMLS
• 2019-06-12 Sold (Public Records) $160,000 Public Records
• 2018-06-22 Listing Removed — MARMLS
• 2018-05-04 Listed $225,000 MARMLS
• 2011-11-23 Sold (MLS) $23,500 MARMLS
• 2011-09-07 Listed $22,700 MARMLS
• 2005-02-25 Sold (Public Records) $119,900 Public Records
• 2003-12-22 Sold (Public Records) $95,000 Public Records
• 2003-03-27 Sold (Public Records) $54,000 Public Records
• 2000-07-13 Sold (Public Records) $11,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $4,814 · +13.4% YoY. Source: county tax records.