1495 SW 131st Ave · Tamiami, FL 33184

$225,000

4 bd · 4.0 ba · 484,900 sqft · Manufactured · 49 Days on market

Built 1971 Average condition 153 ac lot $500/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in the desirable University Lakes community! This well-maintained property sits on leased land and features four legal efficiency units, all currently occupied by reliable tenants, offering immediate income potential. The property has been updated and cared for over the years, making it a solid, low-maintenance addition to any portfolio. Centrally located with easy access to major highways, shopping, dining, and Florida International University. Turnkey and ready for its next owner!

Key facts

• Updated property
• Leased land
• Centrally located

Tags

• UNIVERSITY LAKES COMMUNITY
• LEASED LAND
• IMMEDIATE INCOME POTENTIAL
• UPDATED PROPERTY
• LOW MAINTENANCE
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Monthly association fee of $500; Community pool

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Manufactured property; Faces northeast; Unknown year built
• Construction: Manufactured construction; Other structures include an apartment
• Exterior features: No notable exterior features listed; Community pool

Interior

• Bedrooms: Studio; Other room types
• Bathrooms: 4 full bathrooms
• Interior features: First-floor entry

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath manufactured listed at $225k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.4% in Tamiami — 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 79/100 on livability (#146 in FL, #2,197 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living D, 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: 80 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,206/mo this rent would consume 63% of the median local household income ($80k/yr) (locally 1139% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.87% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $44,638
• Equity at exit: $33,548

10-year hold

• IRR: 26.1%
• Equity multiple: 3.29×
• Total profit: $144,324
• Equity at exit: $19,454

Cash invested: $63,000 (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 33184

• Home prices YoY: -31.1%
• Active inventory: 80
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,206 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$500
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $1,267

Break-even live

Break-even rent $2,601

Max offer price $225,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,423	-5% $1,345	+0% $1,267	+5% $1,190	+10% $1,112
Rent	-10% $935	-5% $1,101	+0% $1,267	+5% $1,434	+10% $1,600
Rate	-1.0pp $1,381	-0.5pp $1,325	base $1,267	+0.5pp $1,209	+1.0pp $1,150

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 14 events

1. 2026-06-18
   days on market $225,000 Active 49 DOM
2. 2026-06-17
   days on market $225,000 Active 48 DOM
3. 2026-06-16
   days on market $225,000 Active 47 DOM
4. 2026-06-15
   days on market $225,000 Active 46 DOM
5. 2026-06-13
   days on market $225,000 Active 44 DOM
6. 2026-06-09
   days on market $225,000 Active 40 DOM
7. 2026-06-08
   days on market $225,000 Active 39 DOM
8. 2026-06-07
   days on market $225,000 Active 38 DOM
9. 2026-06-04
   days on market $225,000 Active 35 DOM
10. 2026-06-03
    days on market $225,000 Active 34 DOM
11. 2026-06-02
    days on market $225,000 Active 33 DOM
12. 2026-06-01
    days on market $225,000 Active 32 DOM
13. 2026-05-31
    days on market $225,000 Active 31 DOM
14. 2026-04-30
    listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $50,467
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$4,037
• − Management: −$4,037
• − HOA: −$6,000
• − Depreciation: −$6,545
• Taxable income: $12,743
• Est. tax owed @ 24.0%: −$3,058
• After-tax cash flow: $12,151/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This property offers a moderate renovation opportunity with average condition. Immediate repairs to the roof and exterior siding are needed, along with updates to the kitchen and paint to enhance its value.

Repairs flagged

• Major Roof — Signs of wear and potential leaks
• Major Exterior siding — Visible wear and potential damage
• Minor Kitchen cabinets — Aesthetic datedness

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets and countertops — Modernizing the kitchen can significantly increase both resale and rental value
• Both Replace roof and exterior siding — Major repairs improve the home's overall condition and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Signs of wear and potential leaks	Major	$15,000–50,000
Exterior siding · Visible wear and potential damage	Major	$15,000–50,000
Kitchen cabinets · Aesthetic datedness	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets and countertops — Modernizing the kitchen can significantly increase both resale and rental value ↑
• Both Replace roof and exterior siding — Major repairs improve the home's overall condition and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Tamiami

• Score: 79/100
• State rank: #146
• US rank: #2197

Category grades

Amenities F Commute B+ 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: Tamiami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 80,608
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 19,859
• Household income: $79,784
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1139.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 55% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 71%
• Common ancestry: Estonian 1%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 91% Other Indo-European 1% Chinese 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: ▼ -197.33%
• Current HPI: 437.8467
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-30 Listed $250,000 MARMLS