3880 NW 6th St · Lauderhill, FL 33311

$400,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 199 Days on market

Built 1959 7,401 sqft lot Est $525k · 24% under

---

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 +13.5/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DISCOVER A SOLID AS-IS OPPORTUNITY WITH SIGNIFICANT POTENTIAL FOR THE RIGHT BUYER. THIS HOME FEATURES A GARAGE CONVERSION CREATING AN ADDITIONAL BEDROOM, A FLORIDA ROOM, AND AN EXTRA FLEXIBLE SPACE THAT EXPANDS THE FUNCTION AND FLOW OF THE HOME. THE PROPERTY ALSO OFFERS A VARIETY OF FRUIT TREES, ADDING VALUE AND OUTDOOR ENJOYMENT. IDEAL FOR BUYERS WHO SEE THE VALUE IN MAKING SMART UPDATES AND CREATING LONG-TERM BENEFITS. THE LAYOUT PROVIDES FLEXIBILITY FOR RECONFIGURATION, ENHANCEMENT, OR FUTURE IMPROVEMENTS. WITH CARE AND IMAGINATION, THIS HOME CAN BECOME A HIGHLY FUNCTIONAL LIVING SPACE OR A STRONG FUTURE HOLD. A GREAT OPPORTUNITY FOR THOSE WHO KNOW HOW TO CAPITALIZE ON POTENTIAL.

Key facts

• Flexible space
• Garage conversion
• Florida room

Tags

• GARAGE CONVERSION
• FLORIDA ROOM
• FLEXIBLE SPACE
• VARIETY OF FRUIT TREES
• LAYOUT PROVIDES FLEXIBILITY

Property features AI

Finance

• HOA & community: Street lights; Sidewalks

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Block construction; Shingle roof; Effective year built
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Patio; Lot smaller than a quarter acre; North-facing

Interior

• Kitchen: Refrigerator included
• Bedrooms: Converted garage (used as a room); Florida room (additional living space)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $15 ($185/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 $310k (22.5% below list).
• Recommended offer: $310k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Lauderhill — 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 79/100 on livability (#139 in FL, #2,059 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, 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.
• Market conditions: Rents rising (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,102/mo this rent would consume 69% of the median local household income ($54k/yr) (locally 5068% 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 $3k of loan paydown is wiped out by about $12k 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 199 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $124k; list at $400k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,150 (22.5% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $524,536
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
551 NW 35th Ave	0.34mi	3/2.0	1,404 (-7%)	15mo	$365,000	$260	59
3651 NW 8th Ct	0.42mi	3/2.0	1,369 (-10%)	20mo	$460,000	$336	48
16 NW 42nd Ter	0.53mi	3/2.0	1,356 (-11%)	17mo	$550,000	$406	44
3490 NW 3rd St	0.47mi	3/2.0	1,302 (-14%)	24mo	$450,000	$346	34

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-64,675
• Equity at exit: $59,641

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-58,483
• Equity at exit: $34,585

Cash invested: $112,000 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,102 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $15

Break-even live

Break-even rent $3,082

Max offer price $400,000

Occupancy floor 94%

Sensitivity live

Price	-10% $242	-5% $129	+0% $15	+5% $-98	+10% $-211
Rent	-10% $-230	-5% $-107	+0% $15	+5% $138	+10% $260
Rate	-1.0pp $217	-0.5pp $117	base $15	+0.5pp $-88	+1.0pp $-194

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3811 NW 6th Pl Lauderhill, FL	3.0	2.0	1528	$3,900	$2.55	5d	1	0.13mi
600 NW 38th Ave Lauderhill, FL	4.0	2.0	1428	$2,700	$1.89	24d	1	0.16mi
331 NW 39th Ave #1 Plantation, FL	4.0	1.0	1096	$3,000	$2.74	24d	1	0.29mi
335 N State Road 7 Plantation, FL	1.0–3.0	1.0–2.0	1051	$3,000	$2.85	2d	26	0.31mi
3860 NW 8th Pl Lauderhill, FL	3.0	1.0	1241	$2,700	$2.18	22d	1	0.37mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,250	$2.37	5d	1	0.40mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,500	$2.56	18d	1	0.40mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,400	$1.44	8d	1	0.43mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,500	$1.50	24d	1	0.43mi
681 NW 42nd Ave Plantation, FL	3.0	2.5	1558	$2,950	$1.89	24d	1	0.43mi
309 NW 43rd Ave Plantation, FL	3.0	2.0	1234	$3,500	$2.84	24d	1	0.43mi
3740 NW 9th St Lauderhill, FL	3.0	2.0	1208	$2,900	$2.40	8d	1	0.45mi
3451 NW 6th St Lauderhill, FL	4.0	2.0	1700	$3,000	$1.76	24d	1	0.50mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	24d	1	0.56mi
891 NW 34th Way Lauderhill, FL	3.0	2.0	1283	$2,950	$2.30	24d	1	0.60mi
545 NW 46th Ave Plantation, FL	3.0	2.0	1442	$4,000	$2.77	24d	1	0.60mi
4384 NW 9th St Unit 4384 Plantation, FL	3.0	2.5	1616	$3,550	$2.20	24d	1	0.62mi
4411 W Broward Blvd Plantation, FL	2.0	2.0	1349	$2,800	$2.08	24d	1	0.62mi
4393 NW 9th St Unit 4393 Plantation, FL	3.0	2.5	1616	$3,500	$2.17	24d	1	0.63mi
3551 SW 1st St Fort Lauderdale, FL	4.0	2.0	1720	$3,150	$1.83	24d	1	0.67mi
180 Penn Way Fort Lauderdale, FL	4.0	2.0	1378	$3,550	$2.58	8d	1	0.69mi
4032 NW 11th St Unit 4032 Lauderhill, FL	3.0	2.5	1496	$2,800	$1.87	24d	1	0.72mi
913 NW 45th Ter Unit 913 Plantation, FL	3.0	2.5	1616	$3,525	$2.18	24d	1	0.72mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	22d	1	0.73mi
4044 NW 11th St Unit 4044 Lauderhill, FL	3.0	2.5	1496	$2,600	$1.74	17d	1	0.73mi
4002 NW 11th Dr Plantation, FL	3.0	2.5	1496	$2,900	$1.94	24d	1	0.78mi
410 Pennsylvania Ave Fort Lauderdale, FL	3.0	2.0	1928	$3,600	$1.87	24d	1	0.83mi
483 W Melrose Cir Fort Lauderdale, FL	3.0	2.0	1560	$3,500	$2.24	24d	1	0.92mi
540 NW 31st Ave Fort Lauderdale, FL	4.0	2.0	1097	$2,900	$2.64	8d	1	0.93mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	1.06mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	1.07mi
649 W Evanston Cir Fort Lauderdale, FL	4.0	2.0	1576	$3,315	$2.10	24d	1	1.08mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	1.11mi
4330 SW 7th St Plantation, FL	3.0	2.0	2148	$5,000	$2.33	24d	1	1.11mi
2900 NW 5th Ct Fort Lauderdale, FL	4.0	2.0	1112	$3,250	$2.92	19d	1	1.12mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	21d	1	1.13mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	14d	1	1.16mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	11d	1	1.16mi
3416 NW 14th Ct Fort Lauderdale, FL	2.0	2.5	1248	$2,090	$1.67	24d	1	1.17mi
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,500	$2.20	24d	1	1.18mi

Listing history 17 events

1. 2026-06-18
   days on market $400,000 Active 199 DOM
2. 2026-06-17
   days on market $400,000 Active 198 DOM
3. 2026-06-16
   days on market $400,000 Active 197 DOM
4. 2026-06-15
   days on market $400,000 Active 196 DOM
5. 2026-06-13
   days on market $400,000 Active 194 DOM
6. 2026-06-09
   days on market $400,000 Active 190 DOM
7. 2026-06-07
   days on market $400,000 Active 188 DOM
8. 2026-06-04
   days on market $400,000 Active 185 DOM
9. 2026-06-03
   days on market $400,000 Active 184 DOM
10. 2026-06-02
    days on market $400,000 Active 183 DOM
11. 2026-06-01
    days on market $400,000 Active 182 DOM
12. 2026-05-31
    days on market $400,000 Active 181 DOM
13. 2025-11-25
    listed $400,000 Active
14. 2024-09-12
    historical
15. 2024-06-05
    listed $360,000 Active
16. 2003-11-05
    soldstatus $124,500
17. 1981-04-01
    soldstatus $45,900

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$1,275/yr (+$106/mo · 62.3%)

ⓘ 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 9/10 Extreme 5 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,218
• − Mortgage interest: −$22,406
• − Property taxes: −$2,045
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − Depreciation: −$11,636
• Taxable loss: −$6,825
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $1,823/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 — Lauderhill

• Score: 79/100
• State rank: #139
• US rank: #2059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderhill, FL
• County: Broward County · 1,963,430 people
• City population: 62,807
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+771.5% since first listed

5 events — show timeline

• 2025-11-25 Listed $400,000 MARMLS
• 2024-09-12 Listing Removed — MARMLS
• 2024-06-05 Listed $360,000 MARMLS
• 2003-11-05 Sold (Public Records) $124,500 Public Records
• 1981-04-01 Sold (Public Records) $45,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,045 · +0.7% YoY. Source: county tax records.