17170 SW 94th Ave #807 · Palmetto Bay, FL 33157

$320,000

3 bd · 2.0 ba · 1,638 sqft · Condo public records · 111 Days on market

Built 1974 $599/mo HOA · 18% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Location Palmetto Bay 3 /2.5 Two story Townhouse, Magnet Schools. Completely renovated including stainless steel appliances, front load washer dryer. Good investment opportunity as well.

Key facts

• Gated community
• Swimming pool
• Two tennis courts

Tags

• GATED COMMUNITY
• STAINLESS STEEL APPLIANCES
• ASSIGNED PARKING SPACES
• SWIMMING POOL
• TWO TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $599; Association fee includes HVAC; Association amenities: pool, tennis courts

Exterior

• Parking: 2-car garage; Two or more parking spaces (2 covered)
• Security: Complex fenced; Smoke detectors
• Home design: Attached property; 2 stories; Entry on first level; Effective year built
• Construction: Brick and block construction
• Exterior features: Barbecue; Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family/Dining room; First floor entry; Tub with shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-67 ($-798/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (3.7% below list).
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $291k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#315 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety 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 (-0.8%/yr); 379 active listings in the ZIP; 40 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).
• At $3,381/mo this rent would consume 50% of the median local household income ($82k/yr) (locally 2340% 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 $10k 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 111 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $140k; list at $320k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,200 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• 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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-65,625
• Equity at exit: $47,713

10-year hold

• IRR: -29.0%
• Equity multiple: -0.11×
• Total profit: $-99,376
• Equity at exit: $27,668

Cash invested: $89,600 (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 33157

• Rents YoY: -0.8%
• Active inventory: 379
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,381 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$133
• HOA: −$599
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-67

Break-even live

Break-even rent $3,466

Max offer price $308,249

Occupancy floor 97%

Sensitivity live

Price	-10% $115	-5% $24	+0% $-67	+5% $-157	+10% $-248
Rent	-10% $-334	-5% $-200	+0% $-67	+5% $67	+10% $201
Rate	-1.0pp $95	-0.5pp $15	base $-67	+0.5pp $-149	+1.0pp $-234

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16940 SW 94th Ave Palmetto Bay, FL	2.0	2.0	1918	$2,700	$1.41	25d	1	0.11mi
9400 SW 169th St Palmetto Bay, FL	3.0	2.0	1164	$2,700	$2.32	25d	1	0.15mi
9400 SW 169th St Palmetto Bay, FL	3.0	2.0	1164	$2,700	$2.32	11d	1	0.15mi
9420 SW 174th St Palmetto Bay, FL	2.0	2.0	1060	$3,031	$2.86	0d	1	0.20mi
9500 SW 174th St Palmetto Bay, FL	3.0	1.0–2.0	980	$3,698	$3.77	0d	17	0.23mi
16665 SW 93rd Ct Palmetto Bay, FL	3.0	2.0	1734	$3,800	$2.19	25d	1	0.28mi
9330 SW 165th St Palmetto Bay, FL	3.0	2.0	1910	$3,750	$1.96	25d	1	0.40mi
9330 SW 165th St Palmetto Bay, FL	3.0	2.0	1910	$3,650	$1.91	5d	1	0.40mi
16601 SW 92nd Ave Palmetto Bay, FL	4.0	3.0	2237	$4,000	$1.79	25d	1	0.45mi
16925 SW 100th Ave Unit B1 Miami, FL	3.0	2.0	1125	$2,790	$2.48	0d	1	0.50mi
9340 SW 178th Ter Palmetto Bay, FL	3.0	3.0	2206	$7,500	$3.40	6d	1	0.51mi
17945 SW 97th Ave Palmetto Bay, FL	1.0–3.0	1.0–2.0	1052	$3,829	$3.64	3d	20	0.57mi
9840 SW 165th Ter Miami, FL	3.0	1.0	1370	$2,800	$2.04	23d	1	0.58mi
10050 SW 171st St Miami, FL	3.0	2.0	1296	$4,500	$3.47	25d	1	0.58mi
10050 SW 171st St Unit 10050 Miami, FL	3.0	2.0	1296	$4,000	$3.09	25d	1	0.58mi
9400 SW 180th St Palmetto Bay, FL	3.0	2.0	1671	$3,400	$2.03	25d	1	0.59mi
9401 SW 181st St Palmetto Bay, FL	3.0	2.0	1486	$3,380	$2.27	25d	1	0.61mi
9375 SW 181st St Palmetto Bay, FL	4.0	2.0	1850	$4,000	$2.16	25d	1	0.62mi
9711 SW 162nd St Miami, FL	3.0	2.0	1720	$3,000	$1.74	25d	1	0.65mi
9401 SW 181st Ter Unit N Palmetto Bay, FL	3.0	2.0	1486	$3,500	$2.36	25d	1	0.66mi
18225 SW 94th Ave Palmetto Bay, FL	3.0	1.0	1078	$3,250	$3.01	23d	1	0.76mi
9312 SW 182nd St Palmetto Bay, FL	4.0	3.0	1949	$4,500	$2.31	25d	1	0.78mi
18155 SW 98th Ave Palmetto Bay, FL	2.0–3.0	2.5–3.5	1722	$3,959	$2.30	0d	9	0.78mi
10011 SW 164th Ter Unit 2 Miami, FL	2.0	1.0	1096	$1,550	$1.41	23d	1	0.79mi
9437 SW 183rd Ter Palmetto Bay, FL	3.0	2.0	1505	$3,499	$2.32	25d	1	0.79mi
9437 SW 183rd Ter Palmetto Bay, FL	3.0	2.0	1505	$3,399	$2.26	9d	1	0.79mi
18322 SW 94th Ct Palmetto Bay, FL	3.0	2.0	1505	$3,600	$2.39	9d	1	0.80mi
18322 SW 94th Ct Palmetto Bay, FL	3.0	2.0	1505	$3,600	$2.39	12d	1	0.80mi
18322 SW 94th Ct Palmetto Bay, FL	3.0	2.0	1505	$3,600	$2.39	0d	1	0.80mi
10229 SW 173rd St Unit 1 Miami, FL	3.0	2.0	1960	$2,650	$1.35	25d	1	0.81mi
10250 SW 173rd Ter Miami, FL	3.0	2.0	1332	$3,200	$2.40	0d	1	0.83mi
18275 SW 98th Ave Unit 708 Palmetto Bay, FL	2.0	2.0	1631	$3,295	$2.02	25d	1	0.84mi
9798 SW 158th St Miami, FL	3.0	2.0	1854	$3,500	$1.89	25d	1	0.88mi
10091 Kumquat St Miami, FL	3.0	2.0	1875	$2,950	$1.57	25d	1	0.89mi
9364 SW 184th Ter Cutler Bay, FL	3.0	2.0	1164	$3,150	$2.71	25d	1	0.89mi
18301 S Dixie Hwy Miami, FL	3.0	1.0–2.0	885	$3,616	$4.09	0d	21	0.89mi
15750 SW 92nd Ave Unit 29C Palmetto Bay, FL	2.0	2.5	1120	$2,650	$2.37	25d	1	0.90mi
15720 SW 92nd Ave Unit 5A Palmetto Bay, FL	2.0	2.5	1120	$2,500	$2.23	25d	1	0.90mi
9501 E Palmetto Club Ln Unit E Palmetto Bay, FL	4.0	2.0	1894	$4,400	$2.32	3d	1	0.91mi
9501 E Palmetto Club Ln Unit 9501 Palmetto Bay, FL	4.0	2.0	1894	$4,400	$2.32	18d	1	0.91mi

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $320,000 Active 111 DOM
2. 2026-06-18
   days on market $320,000 Active 108 DOM
3. 2026-06-17
   days on market $320,000 Active 107 DOM
4. 2026-06-16
   days on market $320,000 Active 106 DOM
5. 2026-06-15
   days on market $320,000 Active 105 DOM
6. 2026-06-13
   days on market $320,000 Active 103 DOM
7. 2026-06-09
   days on market $320,000 Active 99 DOM
8. 2026-06-08
   days on market $320,000 Active 98 DOM
9. 2026-06-07
   days on market $320,000 Active 97 DOM
10. 2026-06-04
    days on market $320,000 Active 94 DOM
11. 2026-06-03
    days on market $320,000 Active 93 DOM
12. 2026-06-02
    days on market $320,000 Active 92 DOM
13. 2026-06-01
    days on market $320,000 Active 91 DOM
14. 2026-05-31
    days on market $320,000 Active 90 DOM
15. 2026-03-02
    listed $320,000 Active
16. 2024-05-30
    historical
17. 2024-02-20
    listed $335,000 Active
18. 2015-06-05
    soldstatus $140,000 Sold 198-char remark

    Show marketing remark (198 chars)

    Excellent Location Palmetto Bay 3 /2.5 Two story Townhouse, Magnet Schools. Completely renovated including stainless steel appliances, front load washer dryer. Good investment opportunity as well.

19. 2015-05-01
    soldstatus $140,000
20. 2014-05-06
    historical 198-char remark

    Show marketing remark (198 chars)

    Excellent Location Palmetto Bay 3 /2.5 Two story Townhouse, Magnet Schools. Completely renovated including stainless steel appliances, front load washer dryer. Good investment opportunity as well.

21. 2013-11-19
    listed $140,000 Active 198-char remark

    Show marketing remark (198 chars)

    Excellent Location Palmetto Bay 3 /2.5 Two story Townhouse, Magnet Schools. Completely renovated including stainless steel appliances, front load washer dryer. Good investment opportunity as well.

22. 2012-08-20
    soldstatus $90,000
23. 2012-08-10
    soldstatus $90,000
24. 2006-09-29
    soldstatus $205,000
25. 2006-09-18
    soldstatus $205,000
26. 2006-03-14
    soldstatus $200,000
27. 2006-03-09
    soldstatus $200,000

ⓘ 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: $3,928 · $327/mo
• Projected year-2 tax: $3,928 · $327/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 31 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: $40,577
• − Mortgage interest: −$17,925
• − Property taxes: −$3,928
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,246
• − Management: −$3,246
• − HOA: −$7,188
• − Depreciation: −$9,309
• Taxable loss: −$5,866
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $610/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 — Palmetto Bay

• Score: 73/100
• State rank: #315
• US rank: #5165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto Bay, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 75,634
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 70,596
• Household income: $81,589
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2340.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% Black 19% White 19% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 30% Dominican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 42% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 52% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -457.85%
• Current HPI: 481.93
• Rent YoY: ▼ -0.75%
• 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

+60.0% since first listed

13 events — show timeline

• 2026-03-02 Listed $320,000 MARMLS
• 2024-05-30 Listing Removed — MARMLS
• 2024-02-20 Listed $335,000 MARMLS
• 2015-06-05 Sold (MLS) $140,000 MARMLS
• 2015-05-01 Sold (Public Records) $140,000 Public Records
• 2014-05-06 Listing Removed — MARMLS
• 2013-11-19 Listed $140,000 MARMLS
• 2012-08-20 Sold (Public Records) $90,000 Public Records
• 2012-08-10 Sold (MLS) $90,000 MARMLS
• 2006-09-29 Sold (Public Records) $205,000 Public Records
• 2006-09-18 Sold (MLS) $205,000 MARMLS
• 2006-03-14 Sold (Public Records) $200,000 Public Records
• 2006-03-09 Sold (MLS) $200,000 MARMLS

Property tax history

+13.5%/yr

Latest (2025): $3,928 · +3.2% YoY. Source: county tax records.