6309 Bay Club Dr #3 · Fort Lauderdale, FL 33308

$339,900

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 36 Days on market

Built 1973 $728/mo HOA · 19% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Bay Colony Club, one of Fort Lauderdale's premier gated waterfront communities featuring 24-hour security and a private marina with affordable dock access for residents. Located in a prime spot off Bayview Drive, this beautifully upgraded, second-floor condo offers 2 bedrooms and 2 bathrooms in a spacious, sunlit, open-concept layout. Truly turnkey and move-in ready, the home comes fully furnished with elegant, high-quality furniture and features premium interior renovations from June 2023, including new flooring and remodeled bathrooms. Modern updates provide ultimate peace of mind, featuring impact windows and sliding doors, a new AC unit (June 2023), an updated water heater (F

Key facts

• Private marina
• Sliding doors
• Impact windows

Tags

• GATED WATERFRONT COMMUNITY
• PRIVATE MARINA
• AFFORDABLE DOCK ACCESS
• PREMIUM INTERIOR RENOVATIONS
• IMPACT WINDOWS
• SLIDING DOORS

Property features AI

Finance

• Other: Building area listed from plans (1,200); Association present
• Financial info: Not a land-lease property; Pets not allowed
• HOA & community: Monthly HOA fee of $728; HOA covers grounds and structure maintenance, sewer, trash, water, common areas, reserve funds, roof repairs, and pool service; Community amenities include a clubhouse, fitness center, pool, billiard room, picnic area, car wash area, shuffleboard, pickleball courts, kitchen facilities, street lights, and maintenance

Exterior

• Parking: Assigned parking with 3 open spaces (total 3 parking spaces)
• Security: Security guard; Security fence; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity connected
• Home design: Condominium; Resale property; Second-floor entry; North-facing
• Construction: Block and stucco construction; Composition and pre-stressed roof; 2 stories
• Exterior features: Fenced; Paved road frontage; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Furnished; Blinds and storm windows; Disposal
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (9.4% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $308k (9.4% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.2% in Fort Lauderdale — 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 (#78 in FL, #1,293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living 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.
• Zoned schools: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,877/mo this rent would consume 50% of the median local household income ($94k/yr) (locally 912% 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 $10k 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 36 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $210k; list at $340k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,101 (9.4% 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 36 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.33×
• Total profit: $-63,463
• Equity at exit: $50,680

10-year hold

• IRR: -9.3%
• Equity multiple: 0.40×
• Total profit: $-57,280
• Equity at exit: $29,388

Cash invested: $95,172 (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 33308

• Rents YoY: 3.6%
• Active inventory: 746
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,877 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$590 /mo · $7,085/yr
• Insurance: −$142
• HOA: −$728
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $-180

Break-even live

Break-even rent $4,104

Max offer price $308,101

Occupancy floor 100%

Sensitivity live

Price	-10% $12	-5% $-84	+0% $-180	+5% $-276	+10% $-372
Rent	-10% $-486	-5% $-333	+0% $-180	+5% $-27	+10% $126
Rate	-1.0pp $-9	-0.5pp $-94	base $-180	+0.5pp $-268	+1.0pp $-358

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	7d	1	0.15mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	26d	2	0.15mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	26d	1	0.21mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	26d	1	0.21mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$3,411	$3.98	1d	43	0.23mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	26d	1	0.25mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	3d	1	0.25mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,774	$2.54	1d	16	0.30mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	1d	15	0.41mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	26d	2	0.56mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	26d	1	0.58mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	9d	2	0.60mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	22d	3	0.60mi
1800 S Ocean Blvd Pompano Beach, FL	2.0	2.0–2.5	1731	$5,300	$3.06	9d	4	0.61mi
1800 S Ocean Blvd Pompano Beach, FL	2.0–3.0	2.0–2.5	1731	$4,000	$2.31	5d	5	0.61mi
1900 S Ocean Blvd Unit 1E Pompano Beach, FL	2.0	2.0	1210	$4,500	$3.72	26d	1	0.61mi
1750 S Ocean Blvd Unit 509E Pompano Beach, FL	2.0	2.0	945	$4,200	$4.44	26d	1	0.62mi
1620 S Ocean Blvd Unit 5M Pompano Beach, FL	1.0	2.0	1116	$5,000	$4.48	26d	1	0.63mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	22d	3	0.64mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$6,500	$6.50	4d	3	0.64mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	18d	4	0.64mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	7d	2	0.65mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	24d	1	0.66mi
1530 S Ocean Blvd #203 Pompano Beach, FL	2.0	2.0	1250	$7,000	$5.60	9d	1	0.67mi
1500 S Ocean Blvd #508 Pompano Beach, FL	2.0	2.0	1070	$3,200	$2.99	4d	1	0.68mi
6000 N Ocean Blvd Lauderdale by the Sea, FL	2.0	2.0	904	$3,350	$3.71	1d	2	0.68mi
5400 N Ocean Blvd Lauderdale by the Sea, FL	2.0–3.0	2.5	1631	$3,800	$2.33	6d	2	0.70mi
1500 S Ocean Blvd Pompano Beach, FL	2.0	1.5–2.0	985	$4,000	$4.06	17d	2	0.71mi
1470 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1250	$4,000	$3.20	26d	3	0.73mi
1421 S Ocean Blvd #503 Pompano Beach, FL	2.0	2.0	1100	$3,750	$3.41	26d	1	0.74mi
5200 N Ocean Blvd Unit 914A Lauderdale by the Sea, FL	2.0	2.0	1450	$5,000	$3.45	26d	1	0.75mi
5200 N Ocean Blvd Unit 203B Lauderdale by the Sea, FL	2.0	2.0	1330	$3,200	$2.41	26d	1	0.75mi
5200 N Ocean Blvd #506 Fort Lauderdale, FL	2.0	2.0	1330	$3,300	$2.48	16d	1	0.76mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	26d	1	0.79mi
5100 N Ocean Blvd #804 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,800	$2.71	26d	1	0.80mi
5100 N Ocean Blvd #1205 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,900	$2.79	26d	1	0.80mi
5100 N Ocean Blvd #502 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,400	$3.15	26d	1	0.80mi
5100 N Ocean Blvd #1504 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,000	$2.86	5d	1	0.80mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	5d	1	0.81mi
5000 N Ocean Blvd #908 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,700	$2.58	4d	1	0.86mi

HOA detail condo

• Monthly dues: $728 · $8,736/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $339,900 Active 36 DOM
2. 2026-06-18
   days on market $339,900 Active 33 DOM
3. 2026-06-17
   days on market $339,900 Active 32 DOM
4. 2026-06-16
   days on market $339,900 Active 31 DOM
5. 2026-06-15
   days on market $339,900 Active 30 DOM
6. 2026-06-13
   days on market $339,900 Active 28 DOM
7. 2026-06-09
   days on market $339,900 Active 24 DOM
8. 2026-06-08
   days on market $339,900 Active 23 DOM
9. 2026-06-07
   pricedays on market $339,900 Active 22 DOM
10. 2026-06-04
    days on market $349,900 Active 19 DOM
11. 2026-06-03
    days on market $349,900 Active 18 DOM
12. 2026-06-02
    days on market $349,900 Active 17 DOM
13. 2026-06-01
    days on market $349,900 Active 16 DOM
14. 2026-05-31
    days on market $349,900 Active 15 DOM
15. 2026-05-16
    listed $349,900 Active
16. 2026-05-06
    historical
17. 2025-05-28
    listed $349,000 Active
18. 2025-05-21
    historical
19. 2025-03-30
    listed $429,900 Active
20. 2023-09-22
    historical $2,485
21. 2023-08-20
    price $2,485
22. 2023-08-03
    price $2,585
23. 2023-07-16
    listed
24. 2018-11-02
    soldstatus $210,000
25. 1998-04-08
    soldstatus $110,000
26. 1997-11-10
    soldstatus $96,500
27. 1993-07-08
    soldstatus $67,500
28. 1992-01-13
    soldstatus $66,500

ⓘ 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: $7,085 · $590/mo
• Projected year-2 tax: $7,085 · $590/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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,519
• − Mortgage interest: −$19,040
• − Property taxes: −$7,085
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,721
• − Management: −$3,721
• − HOA: −$8,736
• − Depreciation: −$9,888
• Taxable loss: −$7,372
• Est. tax savings @ 24.0%: +$1,769
• After-tax cash flow: $-391/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 — Fort Lauderdale

• Score: 82/100
• State rank: #78
• US rank: #1293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -417.95%
• Current HPI: 325.3902
• Rent YoY: ▲ 3.63%
• 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

+426.2% since first listed

14 events — show timeline

• 2026-05-16 Listed $349,900 Beaches MLS
• 2026-05-06 Listing Removed — Beaches MLS
• 2025-05-28 Listed $349,000 Beaches MLS
• 2025-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-30 Listed $429,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-22 Rental Removed $2,485 APPFOLIO
• 2023-08-20 Price Changed $2,485 APPFOLIO
• 2023-08-03 Price Changed $2,585 APPFOLIO
• 2023-07-16 Listed for Rent — APPFOLIO
• 2018-11-02 Sold (Public Records) $210,000 Public Records
• 1998-04-08 Sold (Public Records) $110,000 Public Records
• 1997-11-10 Sold (Public Records) $96,500 Public Records
• 1993-07-08 Sold (Public Records) $67,500 Public Records
• 1992-01-13 Sold (Public Records) $66,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $7,085 · +3.6% YoY. Source: county tax records.