345 SW 18th Ave · Homestead, FL 33030

$249,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 166 Days on market

Built 1979 7,500 sqft lot Est $395k · 37% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is available for purchase under special circumstances. This 3 bedroom 2 bath Property is sold "As Is, " without inspections, is not available for viewing, and current occupant must stay in place for at least 45 days after closing. Offers are only accepted as sight unseen. With excellent potential and located in a desirable neighborhood, this home is an incredible opportunity for the right buyer. We anticipate a competitive multiple-offer situation for this property. Please submit your highest and best offer for consideration. All offers will be reviewed, with the owner making a decision by September 5th. The sale is subject to probate.

Key facts

• 7,500 sq ft lot
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.5% in Homestead — 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 78/100 on livability (#158 in FL, #2,408 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-.
• 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: 306 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,684/mo this rent would consume 70% of the median local household income ($46k/yr) (locally 2737% 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $249k implies a 338% 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 $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.08% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $395,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1755 W Mowry Ct	0.22mi	4/2.0 (+1)	1,425 (+14%)	22mo	$450,000	$316	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-133
• Equity at exit: $37,127

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $51,382
• Equity at exit: $21,529

Cash invested: $69,720 (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 33030

• Home prices YoY: -33.9%
• Active inventory: 306
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $633

Break-even live

Break-even rent $1,882

Max offer price $249,000

Occupancy floor 71%

Sensitivity live

Price	-10% $774	-5% $704	+0% $633	+5% $563	+10% $492
Rent	-10% $421	-5% $527	+0% $633	+5% $739	+10% $845
Rate	-1.0pp $758	-0.5pp $696	base $633	+0.5pp $569	+1.0pp $503

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1666 SW 3rd Ct Homestead, FL	3.0	2.0	1232	$2,800	$2.27	22d	1	0.13mi
1552 SW 2nd St Homestead, FL	4.0	3.0	1618	$2,400	$1.48	22d	1	0.30mi
4 SW 16th Ave Homestead, FL	3.0	2.0	1189	$1,975	$1.66	6d	1	0.31mi
101 SW 15th Rd #101 Homestead, FL	4.0	3.0	1618	$2,950	$1.82	25d	1	0.33mi
213 SW 15th Pl Homestead, FL	3.0	2.0	1606	$2,331	$1.45	4d	1	0.33mi
19101 SW 318th Ter Homestead, FL	3.0	2.0	1300	$2,800	$2.15	25d	1	0.37mi
58 SW 14th Ter Unit N/A Homestead, FL	3.0	2.0	1232	$2,500	$2.03	6d	1	0.43mi
58 SW 14th Ter Homestead, FL	3.0	2.0	1232	$2,250	$1.83	25d	1	0.43mi
55 SW 14th Ter #55 Homestead, FL	3.0	2.0	1189	$2,100	$1.77	8d	1	0.45mi
5 SW 14th Ter Homestead, FL	3.0	2.0	1189	$1,950	$1.64	4d	1	0.46mi
5 SW 14th Ter Homestead, FL	3.0	2.0	1189	$1,950	$1.64	3d	1	0.46mi
18901 SW 316th Ter Homestead, FL	4.0	2.0	1606	$4,100	$2.55	25d	1	0.52mi
18901 SW 316th Ter Homestead, FL	4.0	2.0	1606	$4,100	$2.55	12d	1	0.52mi
944 NW 14th St Homestead, FL	3.0	2.0	1320	$2,200	$1.67	25d	1	0.65mi
1371 NW 9th Ct Florida City, FL	3.0	2.0	1240	$2,700	$2.18	15d	1	0.67mi
1351 NW 9th Ct Florida City, FL	4.0	2.0	1415	$3,000	$2.12	15d	1	0.67mi
1351 NW 9th Ct Florida City, FL	4.0	2.0	1415	$3,200	$2.26	4d	1	0.67mi
1236 NW 8th Pl Homestead, FL	3.0	2.0	1000	$1,795	$1.79	3d	1	0.77mi
1218 NW 8th Pl Homestead, FL	3.0	2.0	1000	$1,750	$1.75	25d	1	0.78mi
957 NW 10th St #2 Florida City, FL	3.0	2.5	1292	$2,600	$2.01	8d	1	0.79mi
957 NW 10th St #2 Florida City, FL	3.0	2.5	1292	$2,600	$2.01	11d	1	0.79mi
839 NW 12th St Unit 839-5 Florida City, FL	3.0	2.0	1400	$2,195	$1.57	3d	1	0.85mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$2,800	$2.01	3d	1	0.87mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$2,800	$2.01	6d	1	0.87mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$2,990	$2.14	25d	1	0.87mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$3,100	$2.22	12d	1	0.87mi
30920 SW 191st Ave Homestead, FL	3.0	2.0	1559	$3,500	$2.25	25d	1	0.93mi
412 NW 12th Pl Homestead, FL	3.0	2.5	1464	$2,299	$1.57	25d	1	0.95mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	15d	1	1.00mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	8d	1	1.00mi
1081 NW 5th St Homestead, FL	3.0	2.5	1715	$2,700	$1.57	25d	1	1.00mi
1073 NW 5th St Unit 1073 Florida City, FL	3.0	3.0	1425	$2,500	$1.75	25d	1	1.01mi
1073 NW 5th St Unit 1073 Florida City, FL	3.0	3.0	1425	$2,300	$1.61	22d	1	1.01mi
1041 NW 5th St Unit 1041 Florida City, FL	3.0	3.0	1425	$2,350	$1.65	8d	1	1.01mi
1041 NW 5th St Unit 1041 Florida City, FL	3.0	3.0	1425	$2,390	$1.68	25d	1	1.01mi
300 10th Ct Unit 300 Florida City, FL	4.0	3.0	1633	$3,200	$1.96	25d	1	1.03mi
1305 NW 4th Ter Unit 1305 Florida City, FL	4.0	3.0	1600	$3,200	$2.00	14d	1	1.05mi
1329 NW 6th Ave Unit A Florida City, FL	2.0	1.0	940	$1,900	$2.02	4d	1	1.07mi
1329 NW 6th Ave Unit A Florida City, FL	2.0	1.0	940	$1,900	$2.02	3d	1	1.07mi
1045 NW 4th Ter Unit 1045 Florida City, FL	3.0	3.0	1425	$2,300	$1.61	18d	1	1.07mi

Listing history 9 events

1. 2026-02-09
   status Pending
2. 2025-12-19
   historical Active Under Contract
3. 2025-12-19
   status Active
4. 2025-09-05
   historical Active Under Contract
5. 2025-09-04
   price $249,000
6. 2025-08-27
   listed $349,000 Active
7. 1999-07-23
   soldstatus $56,900
8. 1985-08-01
   soldstatus $42,000
9. 1979-08-01
   soldstatus $38,900

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$1,136/yr (+$95/mo · 122.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,205
• − Mortgage interest: −$13,948
• − Property taxes: −$931
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − Depreciation: −$7,244
• Taxable income: $3,685
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $6,712/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 — Homestead

• Score: 78/100
• State rank: #158
• US rank: #2408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 191,470
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,678
• Household income: $46,202
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2737.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 26% Black 13% White 9% Native American 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4% Cuban 19% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 44% · Canada, Jamaica
• Languages at home: 26% English-only · Spanish 67% French/Haitian/Cajun 3% 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: ▼ -237.89%
• Current HPI: 463.2221
• 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

+540.1% since first listed

9 events — show timeline

• 2026-02-09 Pending — MARMLS
• 2025-12-19 Contingent — MARMLS
• 2025-12-19 Relisted — MARMLS
• 2025-09-05 Contingent — MARMLS
• 2025-09-04 Price Changed $249,000 MARMLS
• 2025-08-27 Listed $349,000 MARMLS
• 1999-07-23 Sold (Public Records) $56,900 Public Records
• 1985-08-01 Sold (Public Records) $42,000 Public Records
• 1979-08-01 Sold (Public Records) $38,900 Public Records

Property tax history

+8.3%/yr

Latest (2025): $931 · +8.0% YoY. Source: county tax records.