18476 NW 52nd Path · Country Club, FL 33055

$311,600

3 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 49 Days on market

Built 1994 3,142 sqft lot Est $504k · 38% under $110/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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special APPROVED short sale at asking price plus about $13k owed (about $10k to city and about $3k association) Cash only no assignment no wholesale as is. . Must close with consumers first. Price and terms are firm. Buyers please use due diligence

Key facts

• 3,142 sq ft lot
• Built 1994
• Listed 49 days

Property features AI

Finance

• HOA & community: Association with monthly HOA fee of $110; Association amenities: Other

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Northwest facing
• Construction: CBS construction; Built as a single-story; Building area approximately 1,326
• Exterior features: Not waterfront; Roof: Other

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-43 ($-518/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (1.0% below list).
• Recommended offer: $302k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% in Country Club — 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 76/100 on livability (#226 in FL, #3,578 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B+, health & safety B+; Watch: employment C-, 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: Lake Stevens Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 251 students, 73% FRL); Lake Stevens Middle School (math 26% / reading 27%, grade F, #503 of 571 statewide, top 88%, 427 students, 75% FRL); Miami Carol City Senior High (math 8% / reading 16%, grade F, #622 of 667 statewide, top 93%, 804 students, 80% FRL).
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-25 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 falling (-5.0%/yr); 103 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,084/mo this rent would consume 59% of the median local household income ($62k/yr) (locally 1006% 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

• It's been on market 49 days — a 3% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; list at $312k implies a 260% 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,252 (3.0% 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 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $503,937
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5020 NW 182nd St	0.31mi	3/2.0	1,092 (-14%)	2mo	$412,000	$377	61
5114 NW 194th Ln	0.58mi	3/2.0	1,335 (+6%)	9mo	$415,000	$311	56
5001 NW 178th Ter	0.51mi	3/2.0	1,378 (+9%)	12mo	$637,500	$463	51
17915 NW 48th Ct	0.64mi	3/1.0	1,242 (-2%)	16mo	$570,000	$459	50
17535 NW 49th Ct	0.70mi	4/2.0 (+1)	1,452 (+15%)	2mo	$579,000	$399	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.29×
• Total profit: $-62,033
• Equity at exit: $46,461

10-year hold

• IRR: -25.7%
• Equity multiple: -0.05×
• Total profit: $-91,482
• Equity at exit: $26,941

Cash invested: $87,248 (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 33055

• Rents YoY: -5.0%
• Active inventory: 103
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,084 medium
• Mortgage (P&I): −$1,634
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$130
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$110
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-43

Break-even live

Break-even rent $3,139

Max offer price $303,973

Occupancy floor 96%

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: $77,900
• Closing costs: $9,348
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2025-07-15
   listed $311,600 Active
3. 1994-12-22
   soldstatus $86,500

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,586 · $216/mo
• Expected delta: +$438/yr (+$36/mo · 20.4%)

ⓘ 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 · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 23 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: $37,007
• − Mortgage interest: −$17,454
• − Property taxes: −$2,149
• − Insurance: −$6,676
• − Repairs & maintenance: −$2,961
• − Management: −$2,961
• − HOA: −$1,320
• − Depreciation: −$9,065
• Taxable loss: −$5,578
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $821/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 — Country Club

• Score: 76/100
• State rank: #226
• US rank: #3578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 68,430
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,659
• Household income: $62,286
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1006.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 38% Black 23% White 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 44% Dominican 4%
• Common ancestry: Hispanic 0%
• Foreign-born: 56% · Canada, Jamaica, China
• Languages at home: 30% English-only · Spanish 68% Chinese 1% French/Haitian/Cajun 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: ▼ -327.03%
• Current HPI: 527.6639
• Rent YoY: ▼ -5.00%
• 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

+260.2% since first listed

3 events — show timeline

• 2026-04-29 Pending — Beaches MLS
• 2025-07-15 Listed $311,600 Beaches MLS
• 1994-12-22 Sold (Public Records) $86,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,149 · +2.7% YoY. Source: county tax records.