17 SW 6th Ave · Dania Beach, FL 33004

$400,000

4 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 39 Days on market

Built 2009 5,421 sqft lot Est $640k · 38% 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).

• Cash flow +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer Construction Home with open floor split bedroom. .. Move in Ready. .. .Easy to Show

Key facts

• Close to schools
• Close to i-95
• Plenty of closets

Tags

• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO TRANSPORTATION
• PLENTY OF CLOSETS
• NICE SIZED BACKYARD
• CLOSE TO I-95

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/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 $369k (7.7% below list).
• Recommended offer: $369k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 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 soft (-1.7%/yr); 209 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,693/mo this rent would consume 84% 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 $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 39 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $369,316 (7.7% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $640,035
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 NE 2nd Pl	0.53mi	3/2.0 (-1)	1,420 (-4%)	16mo	$635,000	$447	50
206 NE 2nd Pl	0.57mi	3/2.0 (-1)	1,388 (-6%)	16mo	$510,000	$367	45
602 SW 2nd Ave	0.66mi	4/3.0	1,655 (+11%)	6mo	$545,000	$329	41
218 SE 2nd St	0.49mi	3/2.0 (-1)	1,659 (+12%)	18mo	$715,000	$431	37

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-48,875
• Equity at exit: $59,641

10-year hold

• IRR: -8.2%
• Equity multiple: 0.55×
• Total profit: $-50,226
• 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 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,693 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $422

Break-even live

Break-even rent $3,159

Max offer price $400,000

Occupancy floor 84%

Sensitivity live

Price	-10% $648	-5% $535	+0% $422	+5% $309	+10% $196
Rent	-10% $130	-5% $276	+0% $422	+5% $568	+10% $714
Rate	-1.0pp $623	-0.5pp $524	base $422	+0.5pp $318	+1.0pp $213

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
116 NW 6th Ave Dania, FL	3.0	2.0	1324	$3,500	$2.64	25d	1	0.18mi
213 Stirling Rd Dania, FL	4.0	2.0	1660	$2,600	$1.57	25d	1	0.26mi
4 N Federal Hwy Dania, FL	3.0	1.0–2.0	852	$3,565	$4.18	0d	40	0.33mi
241 SW 3rd Ter Dania, FL	3.0	2.0	1163	$3,000	$2.58	0d	1	0.42mi
211 SE 1st Ter Dania, FL	3.0	2.0	1200	$3,500	$2.92	21d	1	0.46mi
101 NE 2nd Pl Dania, FL	3.0	2.0	1346	$3,500	$2.60	25d	1	0.50mi
150 S Bryan Rd Dania, FL	3.0	1.0–2.0	865	$3,473	$4.02	0d	27	0.50mi
753 SW 3rd Pl Unit 753 Dania Beach, FL	3.0	2.0	1014	$2,800	$2.76	15d	1	0.51mi
250 NW 14th Way Unit 250 Dania Beach, FL	3.0	1.0	1023	$3,000	$2.93	25d	1	0.52mi
253 SW 4th St Dania Beach, FL	3.0	2.5	1530	$4,300	$2.81	4d	1	0.55mi
120 N Compass Way Dania, FL	1.0–3.0	1.0–2.0	982	$4,200	$4.27	0d	1	0.59mi
529 NW 8th St Dania, FL	3.0	2.0	1680	$3,650	$2.17	25d	1	0.63mi
218 SE 3rd Ter Dania, FL	4.0	3.0	1813	$4,200	$2.32	13d	1	0.63mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	0d	1	0.65mi
266 SW 6th St Dania, FL	3.0	2.0	1390	$3,200	$2.30	22d	1	0.66mi
2000 Stirling Rd Hollywood, FL	1.0–3.0	1.0–2.0	993	$4,027	$4.06	0d	18	0.67mi
210 SE 4th St Dania, FL	4.0	4.0	1800	$5,500	$3.06	25d	1	0.70mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	21d	1	0.74mi
508 SE 2nd Ave Dania, FL	3.0	2.0	1808	$3,800	$2.10	25d	1	0.77mi
418 SE 3rd Ter Dania, FL	4.0	3.0	1549	$7,500	$4.84	25d	1	0.83mi
39 SE 7th St Dania, FL	5.0	3.0	1654	$12,000	$7.26	25d	1	0.84mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	25d	1	0.86mi
600 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	951	$3,643	$3.83	0d	34	0.86mi
2243 Greene St Unit A Hollywood, FL	4.0	2.0	1132	$3,200	$2.83	25d	1	0.87mi
1424 Nautilus Isle Dania, FL	3.0	2.0	1454	$4,500	$3.09	25d	1	0.89mi
2227 Cody St Unit 1505757P Hollywood, FL	4.0	3.0	1097	$4,458	$4.06	9d	1	0.90mi
418 SE 4th St Unit 418 Dania Beach, FL	4.0	2.0	1795	$4,050	$2.26	9d	1	0.94mi
601 E Dania Beach Blvd Dania, FL	3.0	1.0–2.0	942	$4,343	$4.61	0d	33	0.97mi
2345 Douglas St Hollywood, FL	3.0	2.0	1416	$2,900	$2.05	25d	1	1.01mi
2345 Douglas St Hollywood, FL	3.0	2.0	1416	$2,900	$2.05	6d	1	1.01mi
2213 Simms St Hollywood, FL	4.0	2.0	1800	$3,800	$2.11	20d	1	1.09mi
321 Gulfstream Rd Dania Beach, FL	3.0	2.5	1650	$2,800	$1.70	0d	1	1.09mi
311 Gulfstream Rd Dania, FL	3.0	2.5	1200	$2,900	$2.42	23d	1	1.09mi
2206 Simms St Unit 2206 Hollywood, FL	3.0	2.0	1000	$2,800	$2.80	20d	1	1.11mi
323 Gulfstream Rd Dania Beach, FL	3.0	2.5	1650	$3,050	$1.85	25d	1	1.12mi
347 Gulfstream Rd Dania Beach, FL	3.0	2.5	1650	$2,600	$1.58	0d	1	1.14mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	25d	1	1.27mi
1057 SE 6th Ave Dania, FL	3.0	2.5	1508	$3,800	$2.52	15d	1	1.27mi
1057 SE 6th Ave Dania, FL	3.0	2.5	1508	$3,800	$2.52	9d	1	1.27mi
1855 Sherman St Unit 1-2 Hollywood, FL	3.0	2.0	1748	$2,895	$1.66	25d	1	1.33mi

Listing history 14 events

1. 2026-05-07
   soldstatus $395,000
2. 2026-03-11
   status Pending
3. 2026-02-16
   status Pending
4. 2026-02-10
   price $400,000
5. 2026-01-23
   price $430,000
6. 2026-01-08
   listed $450,000 Active
7. 2013-10-24
   soldstatus $145,000 Sold 91-char remark

   Show marketing remark (91 chars)

   Newer Construction Home with open floor split bedroom. .. Move in Ready. .. .Easy to Show

8. 2013-10-23
   soldstatus $145,000
9. 2013-08-15
   price $145,000 Active 91-char remark

   Show marketing remark (91 chars)

   Newer Construction Home with open floor split bedroom. .. Move in Ready. .. .Easy to Show

10. 2013-08-15
    status Active 91-char remark

    Show marketing remark (91 chars)

    Newer Construction Home with open floor split bedroom. .. Move in Ready. .. .Easy to Show

11. 2013-05-18
    status Pending 91-char remark

    Show marketing remark (91 chars)

    Newer Construction Home with open floor split bedroom. .. Move in Ready. .. .Easy to Show

12. 2013-01-19
    listed $137,000 Active 91-char remark

    Show marketing remark (91 chars)

    Newer Construction Home with open floor split bedroom. .. Move in Ready. .. .Easy to Show

13. 2009-06-01
    soldstatus $130,000
14. 2003-05-16
    soldstatus $14,000

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$544/yr (+$45/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $44,318
• − Mortgage interest: −$22,406
• − Property taxes: −$2,776
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,545
• − Management: −$3,545
• − Depreciation: −$11,636
• Taxable loss: −$1,592
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $5,445/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

+2721.4% since first listed

14 events — show timeline

• 2026-05-07 Sold (Public Records) $395,000 Public Records
• 2026-03-11 Pending — Beaches MLS
• 2026-02-16 Pending — Beaches MLS
• 2026-02-10 Price Changed $400,000 Beaches MLS
• 2026-01-23 Price Changed $430,000 Beaches MLS
• 2026-01-08 Listed $450,000 Beaches MLS
• 2013-10-24 Sold (MLS) $145,000 MARMLS
• 2013-10-23 Sold (Public Records) $145,000 Public Records
• 2013-08-15 Relisted — MARMLS
• 2013-08-15 Price Changed $145,000 MARMLS
• 2013-05-18 Pending — MARMLS
• 2013-01-19 Listed $137,000 MARMLS
• 2009-06-01 Sold (Public Records) $130,000 Public Records
• 2003-05-16 Sold (Public Records) $14,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,776 · +4.6% YoY. Source: county tax records.