13430 SW 6th Pl · Davie, FL 33325

$50,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 161 Days on market

Built 1980

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

WE DO NO OWN THE LAND! $1200 is the lot rent Beautiful Furnished Home in davie florida Spacious 1,500 sq. ft. furnished home featuring 3 bedrooms and 2 bathrooms. Property includes a storage shed, small patio, and a mango tree along the property line. Enjoy added security and peace of mind with 360 solar-powered cameras installed around the home. Although the property has been lovingly maintained since the 80s, it is due for a remodel in some areas of the house, most notably the kitchen, cabinetry, and the guest bathroom. The front 1/3 portion of the home is completely cemented into the ground for added stability. Located in a high-demand area with quick access to I-595, Sawgrass Mills, a

Key facts

• Remodel cabinetry
• Mango tree
• Storage shed

Tags

• STORAGE SHED
• SMALL PATIO
• MANGO TREE
• SOLAR POWERED CAMERAS
• REMODEL KITCHEN
• REMODEL CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 58.2% vs local median 3.4% in Davie — 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 82/100 on livability (#68 in FL, #1,159 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, housing A+; Watch: cost of living D, amenities 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 soft (-0.9%/yr); 176 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 38% of the median local income ($101k/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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 6.35% ✓
• Cap rate: 58.21%
• Cash-on-cash: 185.43%
• DSCR: 9.25
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $585,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 SW 134th Ave	0.37mi	3/2.0	1,517 (+1%)	2mo	$515,000	$339	80
550 Auburn Way	0.21mi	3/2.0	1,640 (+9%)	8mo	$550,000	$335	68
13570 SW 10th Pl	0.43mi	3/2.0	1,407 (-6%)	12mo	$640,000	$455	60
13991 Dominion Pl	0.63mi	3/2.0	1,413 (-6%)	17mo	$585,000	$414	47
14024 N Cypress Cove Cir	0.59mi	3/2.5	1,639 (+9%)	12mo	$640,000	$390	45

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: —
• Equity multiple: 9.60×
• Total profit: $120,422
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 18.61×
• Total profit: $246,507
• Equity at exit: $4,323

Cash invested: $14,000 (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 33325

• Rents YoY: -0.9%
• Active inventory: 176
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $3,176 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $2,163

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 27%

Sensitivity live

Price	-10% $2,198	-5% $2,181	+0% $2,163	+5% $2,146	+10% $2,129
Rent	-10% $1,912	-5% $2,038	+0% $2,163	+5% $2,289	+10% $2,414
Rate	-1.0pp $2,189	-0.5pp $2,176	base $2,163	+0.5pp $2,150	+1.0pp $2,137

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13761 Newport Mnr Davie, FL	3.0	2.0	1249	$3,500	$2.80	25d	1	0.28mi
651 Shiloh Ter Unit 651 Davie, FL	3.0	2.0	1249	$4,700	$3.76	25d	1	0.31mi
13017 Riverwalk Cir S Plantation, FL	3.0	2.5	1892	$3,990	$2.11	25d	1	0.54mi
118 Riverwalk Cir Sunrise, FL	3.0	2.5	1447	$3,100	$2.14	25d	1	0.54mi
113 Riverwalk Cir W #141 Plantation, FL	3.0	2.5	1892	$3,600	$1.90	25d	1	0.56mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	14d	1	0.59mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	13d	1	0.59mi
200 Commodore Dr Plantation, FL	2.0	2.0	1078	$2,743	$2.54	22d	1	0.67mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$3,014	$2.68	25d	1	0.67mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$2,913	$2.59	20d	1	0.67mi
13500 NW 3rd St Plantation, FL	1.0–3.0	1.0–2.5	1099	$3,725	$3.39	3d	21	0.71mi
141 SW 127th Ter Unit 141 Plantation, FL	3.0	2.5	1720	$3,600	$2.09	25d	1	0.71mi
400 Commodore Dr #308 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	6d	1	0.80mi
430 Commodore Dr Unit 430 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	0.85mi
430 Commodore Dr #210 Plantation, FL	2.0	2.0	1130	$2,100	$1.86	25d	1	0.85mi
1631 SW 129th Way Davie, FL	3.0	2.0	1189	$3,700	$3.11	5d	1	0.98mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,650	$1.99	4d	1	0.98mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,750	$2.04	21d	1	0.98mi
617 NW 132nd Ter Unit 617 Plantation, FL	3.0	2.5	1577	$2,750	$1.74	25d	1	1.05mi
12447 Emerald Creek Mnr Davie, FL	3.0	2.5	1872	$3,100	$1.66	25d	1	1.07mi
12471 NW 3rd St Unit D1 Plantation, FL	3.0	2.0	1681	$3,500	$2.08	25d	1	1.11mi
14721 Vista Verdi Rd Davie, FL	3.0	2.0	1565	$4,000	$2.56	5d	1	1.12mi
701 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,500	$1.95	25d	1	1.18mi
781 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,675	$2.08	25d	2	1.18mi
781 SW 148th Ave Davie, FL	1.0–3.0	1.0–3.0	1176	$2,750	$2.34	15d	3	1.18mi
785 SW 148th Ave #1406 Davie, FL	3.0	3.0	1285	$2,550	$1.98	25d	1	1.18mi
705 SW 148th Ave #213 Davie, FL	3.0	3.0	1409	$2,300	$1.63	17d	1	1.19mi
735 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,575	$2.00	25d	2	1.19mi
721 SW 148th Ave Davie, FL	2.0	2.0–3.0	1138	$2,700	$2.37	25d	2	1.20mi
741 SW 148th Ave Davie, FL	2.0	2.0	1064	$2,348	$2.21	11d	2	1.21mi
741 SW 148th Ave #705 Davie, FL	2.0	2.0	1064	$2,395	$2.25	6d	1	1.21mi
741 SW 148th Ave Davie, FL	2.0	2.0	1064	$2,348	$2.21	5d	2	1.21mi
771 SW 148th Ave #1305 Davie, FL	2.0	1.0	1068	$2,250	$2.11	2d	1	1.21mi
711 SW 148th Ave Davie, FL	3.0	3.0	1347	$2,750	$2.04	14d	3	1.22mi
711 SW 148th Ave Davie, FL	3.0	3.0	1347	$2,720	$2.02	8d	2	1.22mi
715 SW 148th Ave #611 Davie, FL	2.0	1.0	1068	$2,250	$2.11	8d	1	1.22mi
715 SW 148th Ave #611 Davie, FL	2.0	1.0	1068	$2,250	$2.11	13d	1	1.22mi
751 SW 148th Ave Davie, FL	2.0–3.0	2.0–3.0	1123	$2,775	$2.47	25d	3	1.26mi
12950 Vista Isles Dr #421 Plantation, FL	2.0	2.0	1105	$2,300	$2.08	25d	1	1.37mi
663 Vista Isles Dr #1711 Plantation, FL	2.0	2.0	1105	$2,350	$2.13	8d	1	1.40mi

Listing history 5 events

1. 2026-06-03
   days on market $50,000 Active 161 DOM
2. 2026-06-02
   days on market $50,000 Active 160 DOM
3. 2026-06-01
   days on market $50,000 Active 159 DOM
4. 2026-05-31
   days on market $50,000 Active 158 DOM
5. 2025-12-24
   listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,109
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$3,049
• − Management: −$3,049
• − Depreciation: −$1,455
• Taxable income: $26,757
• Est. tax owed @ 24.0%: −$6,422
• After-tax cash flow: $19,538/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 — Davie

• Score: 82/100
• State rank: #68
• US rank: #1159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davie, FL
• County: Broward County · 1,963,430 people
• City population: 92,317
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 32,399
• Household income: $100,553
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 924.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 51% White 33% Two or more races 31% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 9% Dominican 1% Salvadoran 1%
• Common ancestry: Italian 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 49% English-only · Spanish 46% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -437.64%
• Current HPI: 385.1467
• Rent YoY: ▼ -0.88%
• 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

1 event — show timeline

• 2025-12-24 Listed $50,000 ForSaleByOwner.com