14225 Memorial Hwy 1f Hwy Unit 1f · Golden Glades, FL 33161

$295,000

2 bd · 2.0 ba · 1,182 sqft · Condo public records · 7 Days on market

Built 1974 $640/mo HOA · 16% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Townhouse Investment property RENTED $1,375 .

Key facts

• $640 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: No land lease; Pets allowed (restrictions possible)
• HOA & community: Part of Woodlands of Miami association; HOA includes parking, pool, tennis courts, and maintained community; HOA fee $320 monthly; HOA covers insurance, structural maintenance, trash, water, common areas, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking on asphalt; Total of 2 parking spaces
• Security: Other security features
• Utilities: Public water; Public sewer; Electricity available
• Home design: Townhouse; Single-story; Entry on first floor; Faces west; Resale condition
• Construction: Built with CBS construction; Other roof type
• Exterior features: Fruit trees on the lot; Waterfront: Yes (no specific waterfront features listed); First-floor entry

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Security system (other)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Cap rate 9.1% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment 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.
• Zoned schools: Linda Lentin K-8 Center (math 27% / reading 36%, grade F, #1,841 of 2,144 statewide, top 86%, 674 students, 76% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-24 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 (-0.7%/yr); 341 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,933/mo this rent would consume 81% of the median local household income ($58k/yr) (locally 3226% 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 $9k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $125k; list at $295k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $295,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 6.3

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-42,129
• Equity at exit: $43,985

10-year hold

• IRR: -15.0%
• Equity multiple: 0.30×
• Total profit: $-57,541
• Equity at exit: $25,506

Cash invested: $82,600 (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 33161

• Rents YoY: -0.7%
• Active inventory: 341
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,933 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$640
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $261

Break-even live

Break-even rent $3,602

Max offer price $295,000

Occupancy floor 88%

Sensitivity live

Price	-10% $428	-5% $345	+0% $261	+5% $178	+10% $94
Rent	-10% $-49	-5% $106	+0% $261	+5% $417	+10% $572
Rate	-1.0pp $410	-0.5pp $336	base $261	+0.5pp $185	+1.0pp $107

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-04
   status $295,000 Pending 7 DOM
2. 2026-06-03
   days on market $295,000 Active 7 DOM
3. 2026-06-02
   days on market $295,000 Active 6 DOM
4. 2026-06-01
   days on market $295,000 Active 5 DOM
5. 2026-05-31
   days on market $295,000 Active 4 DOM
6. 2026-05-24
   listed $295,000 Active
7. 2025-07-18
   historical
8. 2025-05-11
   listed $294,000
9. 2017-08-09
   soldstatus $125,000
10. 2017-07-21
    soldstatus $125,000 Sold 51-char remark

    Show marketing remark (51 chars)

    Great Townhouse Investment property RENTED $1,375 .

11. 2017-05-22
    status Backup Contract 51-char remark

    Show marketing remark (51 chars)

    Great Townhouse Investment property RENTED $1,375 .

12. 2017-03-02
    listed $135,000 Active 51-char remark

    Show marketing remark (51 chars)

    Great Townhouse Investment property RENTED $1,375 .

13. 2017-02-14
    historical
14. 2017-01-25
    listed $135,000 Active
15. 2015-07-17
    soldstatus $118,000
16. 2013-07-03
    historical
17. 2013-05-15
    status Pending
18. 2012-09-10
    soldstatus $48,000
19. 2007-02-14
    soldstatus $185,500
20. 1990-06-04
    soldstatus $58,000
21. 1983-09-01
    soldstatus $53,500

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$1,138/yr (+$95/mo · 86.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $47,195
• − Mortgage interest: −$16,525
• − Property taxes: −$1,311
• − Insurance: −$6,594
• − Repairs & maintenance: −$3,776
• − Management: −$3,776
• − HOA: −$7,680
• − Depreciation: −$8,582
• Taxable loss: −$1,047
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $3,387/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+451.4% since first listed

16 events — show timeline

• 2026-05-24 Listed $295,000 Beaches MLS
• 2025-07-18 Listing Removed — Beaches MLS
• 2025-05-11 Listed $294,000 Beaches MLS
• 2017-08-09 Sold (Public Records) $125,000 Public Records
• 2017-07-21 Sold (MLS) $125,000 MARMLS
• 2017-05-22 Pending — MARMLS
• 2017-03-02 Listed $135,000 MARMLS
• 2017-02-14 Listing Removed — MARMLS
• 2017-01-25 Listed $135,000 MARMLS
• 2015-07-17 Sold (Public Records) $118,000 Public Records
• 2013-07-03 Listing Removed — MARMLS
• 2013-05-15 Pending — MARMLS
• 2012-09-10 Sold (MLS) $48,000 MARMLS
• 2007-02-14 Sold (Public Records) $185,500 Public Records
• 1990-06-04 Sold (Public Records) $58,000 Public Records
• 1983-09-01 Sold (Public Records) $53,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,311 · +3.8% YoY. Source: county tax records.