https://juliogaton.bluelionrealty.com/property/43-A11890074-2837-nw-6th-ct-FL-33311

📊 DEAL ANALYSIS: 2837 NW 6th Ct

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VERDICT: ⚠️ MARGINAL at $250k – Negotiate to $210k-$230k

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🏠 PROPERTY OVERVIEW

2837 NW 6th Ct, Fort Lauderdale

• Asking: $250,000
• Size: 1,023 sqft
• Layout: 2 bed / 1 bath
• Built: 1990 (35 years old – relatively newer!)
• Lot: 5,501 sqft
• Last Sale: 1996 for $56,900
• Condition: “Investor Special” – needs TLC, sold AS-IS

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💰 THE NUMBERS at $250k

Conservative Flip (Keep as 2/1):

• Purchase: $250,000
• Repairs: $55,000
• Holding/Closing: $19,500
• Total Investment: $324,500

Return:

• ARV: $367,922
• Selling Costs: -$29,434
• NET PROFIT: $13,988 ⚠️
• ROI: 4.3% ⚠️

Only $14k profit = NOT WORTH IT at asking price

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📊 MARKET COMPS ARE STRONG

Recent Sales in Area:

• $425,000 – 2/1, 1,080 sqft (0.93 mi)
• $429,900 – 3/1, 955 sqft (0.53 mi)
• $422,000 – 3/2, 972 sqft (0.64 mi)
• $399,000 – 3/1, 1,098 sqft (0.48 mi)
• $290,000 – 2/1, 836 sqft (0.69 mi)

Average $/SqFt: $361
Median Sale: $399,000

This is a HOT market with strong comps!

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💡 PRICING SCENARIOS

Purchase Price	Net Profit	ROI	Verdict
$250k (asking)	$13,988	4.3%	❌ Weak
$230k	$34,588	11.4%	⚠️ Marginal
$210k	$55,188	19.5%	✅ Strong Buy
$190k	$75,788	28.8%	✅ Excellent

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🔥 IF YOU ADD 2ND BATHROOM

Most comps have 2 baths and sell for $400k-$430k!

With 2nd Bath Addition:

• Purchase: $250,000
• Repairs: $70,000 (includes adding 2nd bath)
• Total Investment: $339,500
• ARV: $400,000 (based on 2-bath comps)
• Net Profit: $28,500
• ROI: 8.4%

Still marginal, but better than keeping it as 2/1.

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💰 70% RULE CHECK

• Max Purchase (70% Rule): $202,545
• Asking Price: $250,000
• Over by: $47,455 ❌

Fails the 70% rule significantly.

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✅ POSITIVES

1. Strong neighborhood – comps selling $290k-$430k
2. 1990 build – newer than most comps (1950s-1960s)
3. Active market – homes selling fast
4. Good lot size – 5,501 sqft
5. Clear upside – ARV $368k-$400k depending on strategy

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🚨 CONCERNS

1. Only 1 bathroom – most comps have 2 baths
2. Sold AS-IS – unknown condition issues
3. Asking price too high – only $14k profit
4. 29 years since last sale – likely needs work

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🎯 MY RECOMMENDATION

OPTION 1: Counter-Offer $220k-$230k ⭐ BEST OPTION

• Makes $25k-$35k profit as 2/1
• Quick flip with moderate updates
• 11-17% ROI
• Less risk than adding bathroom

OPTION 2: Pass at $250k

• Only $14k profit = not worth your time
• Too thin for the risk

OPTION 3: Aggressive Offer at $210k

• Makes $55k profit!
• 19.5% ROI
• They probably won’t accept, but worth a shot

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📝 BOTTOM LINE

This property is in a GREAT area with strong comps, but the asking price is $20k-$40k too high for a good flip.

What to do:

1. Offer $220k-$230k
2. If they accept → BUY IT and flip as 2/1
3. If they counter above $235k → WALK AWAY
4. Don’t pay $250k unless you’re willing to add a 2nd bath (which only gets you to $28k profit)

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