19701 SW 114th Ave #364 · South Miami Heights, FL 33157

$149,990

2 bd · 2.0 ba · 800 sqft · Condo public records · 146 Days on market

Built 1974 $483/mo HOA · 24% 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 +16.2/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

A great investment opportunity is here. Turnkey 2/2 condo ready to be lived or rented immediately. Top floor unit with plenty of space. Enjoy its proximity to great schools, highway access, restaurants, and more. Located a couple of blocks away from the new South Land Mall development which is poised to completely re-energize the entire neighborhood. Please don't miss out!

Key facts

• Highway access
• Top floor unit
• Restaurants

Tags

• TOP FLOOR UNIT
• PROXIMITY TO GREAT SCHOOLS
• HIGHWAY ACCESS
• RESTAURANTS
• SOUTH LAND MALL DEVELOPMENT

Property features AI

Finance

• Financial info: Pets allowed (no restrictions)
• HOA & community: Monthly association fee; Association fee covers roof and water; Association amenities include pool

Exterior

• Parking: One parking space
• Security: Complex fenced; Secured elevator
• Utilities: Water included in association fee
• Home design: Attached property; 3 stories; Entry on third floor; Effective year built
• Construction: Block construction
• Exterior features: Courtyard; Fenced property; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Third-floor entry; Ceramic tile flooring; Laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-73 ($-872/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.5% in South Miami Heights — 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 (#169 in FL, #2,539 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute 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: Bel-Aire Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 319 students, 76% FRL); Cutler Bay Middle (math 30% / reading 36%, grade F, #437 of 571 statewide, top 77%, 1,031 students, 72% FRL); Miami Southridge Senior High (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 2,085 students, 70% FRL).
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 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 (-0.8%/yr); 380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 146 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $150k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,991 (12.0% 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 146 days. Have you received any prior offers? Is the seller open to a 12% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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: 1.34% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 6.2

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: -25.1%
• Equity multiple: 0.18×
• Total profit: $-34,423
• Equity at exit: $22,364

10-year hold

• IRR: -50.7%
• Equity multiple: -0.36×
• Total profit: $-57,072
• Equity at exit: $12,968

Cash invested: $41,997 (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: 380
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$787
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$62
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$483
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-73

Break-even live

Break-even rent $2,108

Max offer price $137,156

Occupancy floor 99%

Sensitivity live

Price	-10% $12	-5% $-30	+0% $-73	+5% $-115	+10% $-158
Rent	-10% $-232	-5% $-152	+0% $-73	+5% $7	+10% $87
Rate	-1.0pp $3	-0.5pp $-35	base $-73	+0.5pp $-112	+1.0pp $-151

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19729 SW 114th Ave #150 Miami, FL	2.0	2.0	800	$1,980	$2.48	23d	1	0.05mi
19751 SW 114th Ave Unit 347 Miami, FL	2.0	2.0	800	$1,875	$2.34	26d	1	0.05mi
19729 SW 114th Ave #250 Miami, FL	2.0	2.0	800	$1,675	$2.09	13d	1	0.05mi
19751 SW 114th Ave #349 Miami, FL	2.0	2.0	800	$1,790	$2.24	7d	1	0.05mi
19751 SW 114th Ave Miami, FL	2.0	2.0	800	$1,812	$2.27	19d	2	0.05mi
19715 SW 114th Ave #352 Miami, FL	2.0	2.0	800	$1,700	$2.12	26d	1	0.05mi
19771 SW 114th Ave #328 Miami, FL	2.0	2.0	800	$1,900	$2.38	19d	1	0.05mi
19729 SW 114th Ave #150 Miami, FL	2.0	2.0	800	$1,980	$2.48	9d	1	0.05mi
19791 SW 114th Ave Miami, FL	2.0	2.0	800	$1,700	$2.12	9d	2	0.05mi
19841 SW 114th Ave #310 Miami, FL	2.0	2.0	800	$1,750	$2.19	26d	1	0.05mi
11307 SW 200th St Unit 106B Miami, FL	2.0	2.0	840	$1,900	$2.26	22d	1	0.09mi
11309 SW 200th St Unit 103C Miami, FL	2.0	2.0	840	$2,100	$2.50	26d	1	0.09mi
11301 SW 200th St Unit 108A Miami, FL	1.0	1.5	703	$1,449	$2.06	23d	1	0.12mi
11301 SW 200th St Unit 104A Miami, FL	1.0	1.5	703	$1,600	$2.28	12d	1	0.12mi
19800 SW 110th Ct Cutler Bay, FL	1.0	1.0	625	$1,572	$2.52	5d	1	0.28mi
20221 SW 112th Ct Unit 2 Miami, FL	1.0	1.0	607	$1,300	$2.14	6d	1	0.34mi
20221 SW 112th Ct Unit 2 Miami, FL	1.0	1.0	607	$1,300	$2.14	26d	1	0.34mi
11040 SW 196th St #412 Cutler Bay, FL	2.0	2.0	809	$2,200	$2.72	16d	1	0.44mi
11040 SW 196th St Cutler Bay, FL	2.0	2.0	809	$2,070	$2.56	7d	2	0.44mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,862	$2.16	22d	3	0.45mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,950	$2.26	7d	2	0.45mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,950	$2.26	26d	2	0.45mi
11050 SW 196th St #103 Cutler Bay, FL	2.0	2.0	809	$1,950	$2.41	23d	1	0.45mi
19800 SW 103rd Ct #201 Cutler Bay, FL	2.0	2.0	921	$2,250	$2.44	3d	1	0.77mi
20225 SW 106th Ave Cutler Bay, FL	3.0	1.0	968	$2,650	$2.74	22d	1	0.87mi
19701 SW 103rd Ct Unit 19701 Cutler Bay, FL	3.0	1.0	1044	$2,600	$2.49	26d	1	0.88mi
11750 SW 186th St Miami, FL	3.0	1.0	864	$2,400	$2.78	21d	1	0.92mi
11750 SW 186th St Miami, FL	3.0	1.0	864	$2,400	$2.78	0d	1	0.92mi
12235 SW 202nd St Unit 12235 Miami, FL	3.0	1.0	1125	$2,750	$2.44	26d	1	0.97mi
11930 SW 187th St Unit 1 Miami, FL	1.0	1.0	580	$1,400	$2.41	26d	1	0.99mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	26d	1	1.00mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	4d	1	1.00mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	5d	1	1.00mi
11840 SW 212th St Unit 11840 Miami, FL	2.0	1.0	1104	$1,700	$1.54	26d	1	1.03mi
11920 SW 212th St Unit 11920 Miami, FL	2.0	1.0	1100	$2,200	$2.00	9d	1	1.09mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	6d	1	1.10mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	26d	1	1.10mi
11611 SW 215th St Unit 11611 Miami, FL	2.0	1.0	756	$2,000	$2.65	26d	1	1.10mi
18305 SW 110th Ave Unit 18305 (Bldg 1) -109 Miami, FL	2.0	2.0	986	$2,430	$2.46	26d	1	1.14mi
10363 SW 207th Ter #10363 Cutler Bay, FL	3.0	1.0	1015	$2,400	$2.36	26d	1	1.19mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $149,990 Active 146 DOM
2. 2026-06-18
   days on market $149,990 Active 143 DOM
3. 2026-06-17
   days on market $149,990 Active 142 DOM
4. 2026-06-16
   days on market $149,990 Active 141 DOM
5. 2026-06-15
   days on market $149,990 Active 140 DOM
6. 2026-06-13
   days on market $149,990 Active 138 DOM
7. 2026-06-09
   days on market $149,990 Active 134 DOM
8. 2026-06-08
   days on market $149,990 Active 133 DOM
9. 2026-06-07
   days on market $149,990 Active 132 DOM
10. 2026-06-04
    days on market $149,990 Active 129 DOM
11. 2026-06-03
    days on market $149,990 Active 128 DOM
12. 2026-06-02
    days on market $149,990 Active 127 DOM
13. 2026-06-01
    days on market $149,990 Active 126 DOM
14. 2026-05-31
    days on market $149,990 Active 125 DOM
15. 2026-01-26
    listed $149,990 Active
16. 1998-04-27
    soldstatus $24,000
17. 1977-07-01
    soldstatus $21,400

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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 5/10 Major FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $24,192
• − Mortgage interest: −$8,402
• − Property taxes: −$2,174
• − Insurance: −$2,574
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$5,796
• − Depreciation: −$4,363
• Taxable loss: −$2,989
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $-155/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 — South Miami Heights

• Score: 78/100
• State rank: #169
• US rank: #2539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Miami Heights, FL
• County: Miami-Dade County · 2,697,751 people
• 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

+600.9% since first listed

3 events — show timeline

• 2026-01-26 Listed $149,990 MARMLS
• 1998-04-27 Sold (Public Records) $24,000 Public Records
• 1977-07-01 Sold (Public Records) $21,400 Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,174 · +4.8% YoY. Source: county tax records.