35303 SW 180th Ave Lot 312 · Florida City, FL 33034

$165,000

2 bd · 2.0 ba · 710 sqft · Condo public records · 310 Days on market

Built 1993 $90/mo HOA · 4% of rent

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

DON'T MISS THIS GREAT BUYING OPPORTUNITY, A SINGLE WIDE MANUFACTURED HOME IN A 55 PLUS ADULT COMMUNITY, INCLUDES THE LAND. THIS MODEL OFFERS A SPLIT PLAN WITH 3 BEDROOMS AND 1 FULL BATHROOM. CARPET AND VINYL FLOORS THROUGHOUT, INCLUDES WASHER AND DRYER, OPEN DECK WITH A RETRACTABLE REMOTE CONTROL ELECTRIC OVERHANG FOR OPENING AND CLOSING, STORAGE SHED, ATTACHED CARPORT FOR 2-3 CARS. THE COMMUNITY OFFERS A CLUBHOUSE AND A HEATED POOL THE ENTIRE YEAR, NEW GYM. THIS IS A PET FRIENDLY COMMUNITY. LOW MONTHLY HOA. EXCELLENT CENTRAL LOCATION, NEARBY MAIN ROAD SOUTH DIXIE HWY, MINUTES AWAY FROM THE FLORIDA TURNPIKE, THE FLORIDA KEYS, SHOPPING CENTERS, HOSPITAL, AND MUCH MORE. .. .

Key facts

• Open deck
• Attached carport
• Clubhouse

Tags

• INCLUDES THE LAND
• SPLIT PLAN
• OPEN DECK
• STORAGE SHED
• ATTACHED CARPORT
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee of $90; Association covers common area maintenance, recreation facilities and trash; Community clubhouse and fitness facilities; Community pool; Street lights; Senior community

Exterior

• Parking: Attached carport; 2 covered carport spaces; Driveway parking; RV access/parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; First-floor entry; Northwest facing; Has a view
• Construction: Manufactured construction; Aluminum/metal roof; Slab foundation with tie-downs; Resale unit (not new construction); FEMA model mobile home
• Exterior features: Deck; Awning(s); Exterior lighting; Shed(s) / exterior storage; Storm/security shutters; Community pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Closet cabinetry; First-floor entry; Kitchen/dining combo; Combined living and dining area; Split bedroom layout; Other finished storage/rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.2% in Florida City — 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 65/100 on livability (#654 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, 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.
• Market conditions: Rents soft (-2.9%/yr); 615 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,081/mo this rent would consume 53% of the median local household income ($47k/yr) (locally 1516% 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 $1k of loan paydown is wiped out by about $5k 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 310 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $165k implies a 175% 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→34/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.6

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,392
• Equity at exit: $24,602

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $5,155
• Equity at exit: $14,266

Cash invested: $46,200 (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 33034

• Home prices YoY: -5.9%
• Rents YoY: -2.9%
• Active inventory: 615
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$90
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $414

Break-even live

Break-even rent $1,557

Max offer price $165,000

Occupancy floor 75%

Sensitivity live

Price	-10% $528	-5% $471	+0% $414	+5% $357	+10% $300
Rent	-10% $249	-5% $332	+0% $414	+5% $496	+10% $578
Rate	-1.0pp $497	-0.5pp $456	base $414	+0.5pp $371	+1.0pp $328

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35250 SW 177th Ct Florida City, FL	2.0–3.0	1.5–2.0	780	$2,000	$2.56	15d	2	0.32mi
343 NW 12th Ave Unit B Florida City, FL	1.0	1.0	700	$800	$1.14	25d	1	1.21mi
877 NW 10th St Florida City, FL	2.0	1.0	650	$1,900	$2.92	19d	1	1.39mi
877 NW 10th St Florida City, FL	2.0	1.0	650	$1,900	$2.92	18d	1	1.39mi
877 NW 10th St Florida City, FL	2.0	1.0	650	$1,850	$2.85	0d	1	1.39mi

HOA detail condo

• Monthly dues: $90 · $1,080/yr
• Likely covers: electricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 310 DOM
2. 2026-06-17
   days on market $165,000 Active 309 DOM
3. 2026-06-16
   days on market $165,000 Active 308 DOM
4. 2026-06-15
   days on market $165,000 Active 307 DOM
5. 2026-06-13
   days on market $165,000 Active 305 DOM
6. 2026-06-09
   days on market $165,000 Active 301 DOM
7. 2026-06-08
   days on market $165,000 Active 300 DOM
8. 2026-06-08
   days on market $165,000 Active 299 DOM
9. 2026-06-04
   days on market $165,000 Active 296 DOM
10. 2026-06-03
    days on market $165,000 Active 295 DOM
11. 2026-06-02
    days on market $165,000 Active 294 DOM
12. 2026-06-01
    days on market $165,000 Active 293 DOM
13. 2026-05-31
    days on market $165,000 Active 292 DOM
14. 2026-01-06
    price $165,000
15. 2025-11-25
    price $179,000
16. 2025-08-11
    listed $189,000 Active
17. 2005-04-06
    soldstatus $60,000
18. 1999-05-07
    soldstatus $25,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 34 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: $24,974
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$1,080
• − Depreciation: −$4,800
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,353/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 — Florida City

• Score: 65/100
• State rank: #654
• US rank: #13036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 23,823
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,823
• Household income: $47,170
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1516.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Black 28% Two or more races 24% White 8%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 34% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 56% French/Haitian/Cajun 5%

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: ▼ -32.64%
• Current HPI: 521.6856
• Rent YoY: ▼ -2.85%
• 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

+560.0% since first listed

5 events — show timeline

• 2026-01-06 Price Changed $165,000 MARMLS
• 2025-11-25 Price Changed $179,000 MARMLS
• 2025-08-11 Listed $189,000 MARMLS
• 2005-04-06 Sold (Public Records) $60,000 Public Records
• 1999-05-07 Sold (Public Records) $25,000 Public Records

Property tax history

-79.7%/yr

Latest (2012): $165 · -79.7% YoY. Source: county tax records.