7000 NW 186th St Unit 4-226 · Country Club, FL 33015

$249,900

2 bd · 1.0 ba · 1,035 sqft · Condo public records · 202 Days on market

Built 1973 $322/mo HOA · 12% 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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT CONDITIONS 2 BEDROOMS, 1 BATH, CORNER UNIT WITH 2 BALCONIES IN CORAL GATE WEST. FRESHLY PAINTED, TILE FLOORS THROUGHOUT, UPDATED KITCHEN AND BATH, BRAND NEW A/C RECENTLY INSTALLED, WALKING DISTANCE TO SHOPS AND NEAR TO MAIN HIGHWAYS (I75 AND 826). CONDO HAS POOL, GYM, BASKETBALL, AND CHILDREN'S PLAY AREA. MINIMUM CREDIT SCORE OF 630 AS PER ASOCIATION. A MUST SEE, DON'T MISS OUT!

Key facts

• Two balconies
• Corner unit
• Updated kitchen

Tags

• CORNER UNIT
• TWO BALCONIES
• UPDATED KITCHEN
• POOL
• GYM
• BASKETBALL

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $322; Association fee includes common areas; Association amenities: Fitness center, Laundry, Pool; Association pool

Exterior

• Parking: Guest parking; Two or more parking spaces
• Security: Security/High impact doors; Security guard; Fenced complex
• Utilities: Has cooling; Has heating
• Home design: Condominium (attached property); South-facing; Entry on level 2; 5-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Complex is fenced; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $27 ($329/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.1% in Country Club — 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 76/100 on livability (#226 in FL, #3,578 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B+, health & safety B+; Watch: employment C-, 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.
• Zoned schools: Spanish Lake Elementary School (math 50% / reading 53%, grade C-, #1,035 of 2,144 statewide, top 49%, 1,183 students, 61% FRL); Country Club Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 644 students, 70% FRL); American Senior High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,652 students, 65% FRL) — zoned schools at 66% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 255 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 202 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $157k; list at $250k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.06% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.34×
• Total profit: $-46,265
• Equity at exit: $37,261

10-year hold

• IRR: -22.5%
• Equity multiple: 0.04×
• Total profit: $-67,042
• Equity at exit: $21,607

Cash invested: $69,972 (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 33015

• Rents YoY: -1.0%
• Active inventory: 255
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$263 /mo · $3,157/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$322
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $27

Break-even live

Break-even rent $2,615

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $98	+0% $27	+5% $-43	+10% $-114
Rent	-10% $-182	-5% $-77	+0% $27	+5% $132	+10% $237
Rate	-1.0pp $153	-0.5pp $91	base $27	+0.5pp $-37	+1.0pp $-103

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17820 NW 73rd Ave Unit 101-1 Hialeah, FL	2.0	2.0	967	$2,400	$2.48	26d	1	0.21mi
17710 NW 73rd Ave Hialeah, FL	2.0	2.5	1350	$2,500	$1.85	26d	1	0.29mi
17660 NW 73rd Ave Unit 206-3 Hialeah, FL	2.0	2.0	967	$2,100	$2.17	26d	1	0.30mi
7250 NW 177th St Unit 211-16 Hialeah, FL	2.0	2.5	1298	$2,200	$1.69	26d	1	0.30mi
17650 NW 73rd Ave #202 Hialeah, FL	2.0	2.5	1298	$2,399	$1.85	19d	1	0.32mi
7488 NW 181st St Unit 7488 Hialeah, FL	2.0	2.5	1150	$2,650	$2.30	21d	1	0.33mi
7597 NW 182nd Ter #406 Hialeah, FL	3.0	2.0	1450	$3,200	$2.21	26d	1	0.33mi
17640 NW 73rd Ave Unit 204-19 Hialeah, FL	2.0	2.5	1030	$2,250	$2.18	0d	1	0.34mi
17630 NW 73rd Ave Unit 203-4 Hialeah, FL	2.0	2.0	967	$2,300	$2.38	26d	1	0.34mi
7362 NW 179th Ter Unit 7362 Hialeah, FL	3.0	3.0	1360	$3,300	$2.43	4d	1	0.37mi
7640 NW 182nd Ter #108 Hialeah, FL	3.0	2.0	1450	$3,199	$2.21	0d	1	0.37mi
7640 NW 182nd Ter #108 Hialeah, FL	3.0	2.0	1450	$3,100	$2.14	26d	1	0.37mi
7458 NW 179th Ter Unit 7458 Hialeah, FL	2.0	2.5	1150	$2,500	$2.17	26d	1	0.39mi
7667 NW 182nd Ln #805 Hialeah, FL	3.0	2.0	1030	$2,950	$2.86	26d	1	0.39mi
7675 NW 181st St Hialeah, FL	3.0	2.0	1190	$3,400	$2.86	9d	1	0.42mi
17866 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,599	$2.26	23d	1	0.42mi
7501 NW 179th St Unit 109 Hialeah, FL	2.0	2.0	976	$2,199	$2.25	5d	1	0.43mi
17815 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,800	$2.43	26d	1	0.45mi
7595 NW 179th St Unit 119 Hialeah, FL	2.0	2.0	976	$2,200	$2.25	15d	1	0.45mi
7532 NW 176th St Unit 1 Hialeah, FL	3.0	2.0	1300	$3,300	$2.54	15d	1	0.57mi
7502 NW 175th St #7502 Hialeah, FL	3.0	2.0	1245	$3,000	$2.41	4d	1	0.60mi
7542 NW 175th St #7542 Hialeah, FL	3.0	2.0	1245	$2,800	$2.25	26d	1	0.62mi
17362 NW 74th Ave Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	22d	1	0.66mi
17362 NW 74th Ave Unit 201-0 Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	26d	1	0.66mi
17455 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,750	$2.25	26d	1	0.66mi
7309 NW 173rd Dr Unit 104 Hialeah, FL	3.0	2.0	1212	$3,150	$2.60	16d	1	0.72mi
17405 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,525	$2.07	26d	2	0.73mi
7751 NW 194th St Hialeah, FL	3.0	2.0	1147	$3,500	$3.05	26d	1	0.87mi
7751 NW 194th St Hialeah, FL	3.0	2.5	1147	$3,500	$3.05	23d	1	0.87mi
8325 NW 186th St Hialeah, FL	3.0	2.0	1480	$3,200	$2.16	26d	1	1.13mi
19160 NW 82nd Circle Ct Unit 31L Hialeah, FL	2.0	1.5	1316	$2,800	$2.13	9d	1	1.17mi
8225 NW 192nd Ter Hialeah, FL	3.0	2.0	1353	$4,500	$3.33	26d	1	1.18mi
12661 SW 54th Ct Miramar, FL	2.0	2.5	1153	$2,450	$2.12	26d	1	1.26mi
8435 NW 189th Ln #1403 Hialeah, FL	2.0	2.0	990	$2,900	$2.93	21d	1	1.31mi
20125 NW 78th Pl Hialeah, FL	3.0	2.0	1402	$3,400	$2.43	21d	1	1.32mi
18942 NW 86th Ct #4106 Hialeah, FL	3.0	2.0	1261	$3,000	$2.38	26d	1	1.35mi
18858 NW 85th Ct #3003 Hialeah, FL	2.0	2.0	984	$2,650	$2.69	26d	1	1.35mi
19851 NW 82nd Ct Hialeah, FL	3.0	2.5	1363	$3,600	$2.64	26d	1	1.40mi
8520 NW 193rd Ln Hialeah, FL	3.0	2.0	1298	$3,250	$2.50	23d	1	1.48mi

HOA detail condo

• Monthly dues: $322 · $3,864/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $249,900 Active 202 DOM
2. 2026-06-18
   days on market $249,900 Active 199 DOM
3. 2026-06-17
   days on market $249,900 Active 198 DOM
4. 2026-06-16
   days on market $249,900 Active 197 DOM
5. 2026-06-15
   days on market $249,900 Active 196 DOM
6. 2026-06-13
   days on market $249,900 Active 194 DOM
7. 2026-06-09
   days on market $249,900 Active 190 DOM
8. 2026-06-08
   days on market $249,900 Active 189 DOM
9. 2026-06-07
   days on market $249,900 Active 188 DOM
10. 2026-06-04
    days on market $249,900 Active 185 DOM
11. 2026-06-03
    days on market $249,900 Active 184 DOM
12. 2026-06-02
    days on market $249,900 Active 183 DOM
13. 2026-06-01
    days on market $249,900 Active 182 DOM
14. 2026-05-31
    days on market $249,900 Active 181 DOM
15. 2026-04-10
    price $249,900
16. 2026-02-13
    price $259,900
17. 2025-12-12
    historical $1,900
18. 2025-12-01
    listed $269,900 Active
19. 2025-11-08
    price $1,900
20. 2025-10-31
    price $2,000
21. 2025-10-23
    listed $2,200
22. 2018-08-31
    soldstatus $157,000
23. 2005-03-15
    soldstatus $63,000,000

ⓘ 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: $3,157 · $263/mo
• Projected year-2 tax: $3,157 · $263/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 9/10 Extreme FEMA zone X · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,802
• − Mortgage interest: −$13,998
• − Property taxes: −$3,157
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$3,864
• − Depreciation: −$7,270
• Taxable loss: −$3,623
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $1,199/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 — Country Club

• Score: 76/100
• State rank: #226
• US rank: #3578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 68,430
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 68,891
• Household income: $77,339
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 3833.0

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: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% Black 6% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 44% Dominican 5%
• Common ancestry: Hispanic 1% Estonian 1% Lithuanian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 14% English-only · Spanish 84% French/Haitian/Cajun 1%

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: ▼ -238.07%
• Current HPI: 386.6185
• Rent YoY: ▼ -1.03%
• 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

-99.6% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $249,900 MARMLS
• 2026-02-13 Price Changed $259,900 MARMLS
• 2025-12-12 Rental Removed $1,900 MARMLS
• 2025-12-01 Listed $269,900 MARMLS
• 2025-11-08 Price Changed $1,900 MARMLS
• 2025-10-31 Price Changed $2,000 MARMLS
• 2025-10-23 Listed for Rent $2,200 MARMLS
• 2018-08-31 Sold (Public Records) $157,000 Public Records
• 2005-03-15 Sold (Public Records) $63,000,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,157 · +4.9% YoY. Source: county tax records.