820 SW 6th Ct · Florida City, FL 33034

$300,000

3 bd · 2.0 ba · 1,527 sqft · Townhouse public records · 157 Days on market

Built 2006 Est $365k · 18% 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 +13.1/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL TOWNHOUSE WITH 3 BEDROOMS AND 2.5 BATHROOMS — NO HOA APPROVAL! Bright and spacious layout with a great-sized kitchen. Tile flooring throughout the bedrooms and common areas. Includes 2 parking spaces. No HOA! Excellent opportunity for investors. Freshly painted and ready to be rented. Showings only with a signed offer. UNIT IS RENTED UNTIL MARCH 2027 , ($2000)

Key facts

• Garage
• Built 2006
• Listed 157 days

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions/possible restrictions

Exterior

• Parking: Attached garage (1 space)
• Home design: Attached property; 2 stories; Entry level: 1
• Construction: Metal frame construction; Year built: Unknown
• Exterior features: Patio

Interior

• Kitchen: Microwave; Disposal; Refrigerator
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Has cooling
• Interior features: First-floor entry; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-13 ($-153/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (14.0% below list).
• Recommended offer: $258k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Florida City — 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 65/100 on livability (#654 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.9%/yr); 617 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,581/mo this rent would consume 66% of the median local household income ($47k/yr) (locally 1516% 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 $9k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 13536% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $252k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $258,134 (14.0% 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 157 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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 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: 0.86% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $364,953
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
870 SW 6th Ct	0.03mi	4/2.5 (+1)	1,527 (0%)	4mo	$295,000	$193	88
890 SW 11th Ter	0.35mi	3/2.5	1,476 (-3%)	6mo	$394,490	$267	71
806 SW 11 Way	0.31mi	3/2.5	1,446 (-5%)	6mo	$344,990	$239	70
17986 SW 359 Ter	0.45mi	3/2.5	1,410 (-8%)	17mo	$390,000	$277	50
626 SW 11th St	0.15mi	4/2.5 (+1)	1,711 (+12%)	23mo	$335,000	$196	47

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-56,963
• Equity at exit: $44,731

10-year hold

• IRR: -21.1%
• Equity multiple: 0.05×
• Total profit: $-79,778
• Equity at exit: $25,939

Cash invested: $84,000 (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 33034

• Home prices YoY: -5.9%
• Rents YoY: -2.9%
• Active inventory: 617
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$354 /mo · $4,245/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-13

Break-even live

Break-even rent $2,597

Max offer price $297,749

Occupancy floor 95%

Sensitivity live

Price	-10% $157	-5% $72	+0% $-13	+5% $-98	+10% $-183
Rent	-10% $-217	-5% $-115	+0% $-13	+5% $89	+10% $191
Rate	-1.0pp $138	-0.5pp $64	base $-13	+0.5pp $-90	+1.0pp $-170

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 SW 6th Pl Homestead, FL	3.0	2.5	1527	$2,000	$1.31	25d	1	0.04mi
875 SW 6th Pl Unit TH Homestead, FL	3.0	2.5	1527	$2,250	$1.47	25d	1	0.04mi
785 SW 6th Pl Unit 1 Homestead, FL	3.0	2.5	1600	$2,200	$1.38	18d	1	0.05mi
840 SW 6th Pl Homestead, FL	4.0	2.5	1711	$2,300	$1.34	25d	1	0.07mi
681 SW 7th St #681 Florida City, FL	3.0	2.5	1600	$2,300	$1.44	23d	1	0.11mi
687 SW 10th St Homestead, FL	4.0	2.5	1799	$2,200	$1.22	23d	1	0.13mi
768 SW 9th St Homestead, FL	3.0	2.0	1099	$2,250	$2.05	25d	1	0.16mi
617 SW 11th St Homestead, FL	3.0	2.5	1466	$2,890	$1.97	25d	1	0.17mi
617 SW 11th St Homestead, FL	3.0	2.5	1466	$3,000	$2.05	3d	1	0.17mi
721 SW 11th St Homestead, FL	3.0	2.5	1466	$2,400	$1.64	12d	1	0.20mi
721 SW 11th St Homestead, FL	3.0	2.5	1466	$2,400	$1.64	15d	1	0.20mi
1156 SW 6th Ct Unit 1156 Florida City, FL	3.0	2.5	1466	$2,450	$1.67	25d	1	0.21mi
1116 SW 7th Ct Homestead, FL	3.0	2.5	1466	$2,600	$1.77	25d	1	0.23mi
1116 SW 7th Ct Homestead, FL	3.0	2.5	1466	$2,400	$1.64	3d	1	0.23mi
1161 SW 7th Ct Homestead, FL	4.0	2.5	1530	$3,450	$2.25	25d	1	0.25mi
902 SW 8th Pl Homestead, FL	3.0	2.5	1469	$2,900	$1.97	25d	1	0.25mi
937 SW 8th Pl Homestead, FL	3.0	2.0	1065	$2,100	$1.97	25d	1	0.25mi
848 SW 10th St Homestead, FL	3.0	2.0	1053	$2,200	$2.09	4d	1	0.25mi
848 SW 10th St Homestead, FL	3.0	2.0	1053	$2,200	$2.09	0d	1	0.25mi
35303 SW 180th Ave #391 Homestead, FL	2.0	2.0	1170	$2,150	$1.84	25d	1	0.26mi
1181 SW 7th Ct Unit 1181 Florida City, FL	3.0	2.5	1466	$2,750	$1.88	25d	1	0.26mi
1170 SW 7th Ct #1170 Florida City, FL	3.0	2.5	1466	$2,500	$1.71	25d	1	0.27mi
822 SW 11th Ter Homestead, FL	3.0	2.5	1426	$3,000	$2.10	23d	1	0.29mi
841 SW 6th St Florida City, FL	4.0	2.5	2160	$3,299	$1.53	23d	1	0.30mi
834 SW 11th Ter Unit 834 Florida City, FL	3.0	2.5	1381	$2,600	$1.88	25d	1	0.30mi
639 SW 3rd Ter Homestead, FL	3.0	2.0	1175	$2,850	$2.43	23d	1	0.34mi
17905 SW 356th St Homestead, FL	4.0	2.5	1600	$2,750	$1.72	19d	1	0.36mi
17891 SW 356th St Homestead, FL	3.0	2.5	1414	$2,300	$1.63	5d	1	0.36mi
17887 SW 356th St Unit 17887 Homestead, FL	3.0	3.0	1400	$2,350	$1.68	25d	1	0.36mi
17859 SW 356th St Homestead, FL	3.0	2.5	1300	$2,500	$1.92	0d	1	0.36mi
582 SW 2nd Pl Homestead, FL	3.0	2.0	1276	$2,500	$1.96	25d	1	0.37mi
17920 SW 358th St Unit 17920 Homestead, FL	3.0	2.5	1504	$2,350	$1.56	21d	1	0.39mi
17920 SW 358th St Unit 17920 Homestead, FL	3.0	2.5	1504	$2,350	$1.56	4d	1	0.39mi
17904 SW 358th St Homestead, FL	3.0	2.5	1450	$1,285	$0.89	6d	1	0.40mi
17966 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	12d	1	0.41mi
17966 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	9d	1	0.41mi
17938 SW 357th St Homestead, FL	3.0	2.5	1545	$2,500	$1.62	9d	1	0.41mi
17938 SW 357th St Homestead, FL	3.0	2.5	1545	$2,500	$1.62	15d	1	0.41mi
17958 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	12d	1	0.41mi
17958 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	9d	1	0.41mi

Listing history 29 events

1. 2026-06-21
   days on market $300,000 Active 157 DOM
2. 2026-06-18
   days on market $300,000 Active 154 DOM
3. 2026-06-17
   days on market $300,000 Active 153 DOM
4. 2026-06-16
   days on market $300,000 Active 152 DOM
5. 2026-06-15
   days on market $300,000 Active 151 DOM
6. 2026-06-13
   days on market $300,000 Active 149 DOM
7. 2026-06-09
   days on market $300,000 Active 145 DOM
8. 2026-06-08
   days on market $300,000 Active 144 DOM
9. 2026-06-07
   days on market $300,000 Active 143 DOM
10. 2026-06-04
    days on market $300,000 Active 140 DOM
11. 2026-06-03
    days on market $300,000 Active 139 DOM
12. 2026-06-02
    days on market $300,000 Active 138 DOM
13. 2026-06-01
    days on market $300,000 Active 137 DOM
14. 2026-05-31
    days on market $300,000 Active 136 DOM
15. 2026-04-05
    historical $2,200
16. 2026-04-02
    listed $2,200
17. 2026-04-02
    historical $2,200
18. 2026-03-25
    price $300,000
19. 2026-03-05
    price $2,200
20. 2026-01-15
    listed $315,000 Active
21. 2026-01-06
    price $2,100
22. 2025-12-06
    listed $2,350
23. 2025-10-17
    historical $2,350
24. 2025-09-17
    price $2,350
25. 2025-08-24
    price $2,400
26. 2025-08-01
    listed $2,500
27. 2012-10-17
    soldstatus $251,700
28. 2011-04-08
    soldstatus $2,340,000
29. 2005-05-13
    soldstatus $10,500,000

ⓘ 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: $4,245 · $354/mo
• Projected year-2 tax: $4,245 · $354/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $30,976
• − Mortgage interest: −$16,805
• − Property taxes: −$4,245
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$8,727
• Taxable loss: −$5,257
• Est. tax savings @ 24.0%: +$1,262
• After-tax cash flow: $1,109/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: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Florida City

• Score: 65/100
• State rank: #654
• US rank: #13036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florida City, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 23,823
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,823
• Household income: $47,170
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1516.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Black 28% Two or more races 24% White 8%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 34% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 56% French/Haitian/Cajun 5%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.64%
• Current HPI: 521.6856
• Rent YoY: ▼ -2.85%
• 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

-100.0% since first listed

15 events — show timeline

• 2026-04-05 Rental Removed $2,200 BUILDIUM
• 2026-04-02 Listed for Rent $2,200 BUILDIUM
• 2026-04-02 Rental Removed $2,200 MARMLS
• 2026-03-25 Price Changed $300,000 MARMLS
• 2026-03-05 Price Changed $2,200 MARMLS
• 2026-01-15 Listed $315,000 MARMLS
• 2026-01-06 Price Changed $2,100 MARMLS
• 2025-12-06 Listed for Rent $2,350 MARMLS
• 2025-10-17 Rental Removed $2,350 MARMLS
• 2025-09-17 Price Changed $2,350 MARMLS
• 2025-08-24 Price Changed $2,400 MARMLS
• 2025-08-01 Listed for Rent $2,500 MARMLS
• 2012-10-17 Sold (Public Records) $251,700 Public Records
• 2011-04-08 Sold (Public Records) $2,340,000 Public Records
• 2005-05-13 Sold (Public Records) $10,500,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,245 · +6.6% YoY. Source: county tax records.