1180 W 42nd Pl #1 · Hialeah, FL 33012

$269,000

2 bd · 1.0 ba · 908 sqft · Condo public records · 21 Days on market

Built 1978 $101/mo HOA · 5% of rent

---

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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful corner unit. 2 story, 2 bedrooms, 1.5 baths townhouse centrally located in Hialeah. Both bedrooms include a full bath are upstairs. Half a bath downstairs for guests. Large living and dining room. Tiles throughout downstairs. Nice, fenced, and enclosed backyard with a washing machine. One unit owner. well maintained. Air condition was newly installed two years ago with Nest Smart home features. Low maintenance fee. Parking space in front of the house. Plenty of guest parkings next to the house. * Vacant. Easy to show. Please see broker's remarks below for showing instructions. No need to hit Show Assist.

Key facts

• Well maintained
• Fenced backyard
• Enclosed backyard

Tags

• FENCED BACKYARD
• ENCLOSED BACKYARD
• LARGE LIVING AND DINING ROOM
• WELL MAINTAINED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $55 ($658/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (18.8% below list).
• Recommended offer: $218k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in Hialeah — 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 (#288 in FL, #4,774 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: amenities F, employment D-.
• 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: Meadowlane Elementary School (math 61% / reading 59%, grade B-, #680 of 2,144 statewide, top 32%, 687 students, 73% FRL); Palm Springs Middle School (math 32% / reading 40%, grade F, #410 of 571 statewide, top 72%, 782 students, 72% FRL); Hialeah Senior High School (math 16% / reading 37%, grade F, #489 of 667 statewide, top 74%, 1,732 students, 67% FRL).
• Market conditions: Rents soft (-1.5%/yr); 199 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,183/mo this rent would consume 51% of the median local household income ($51k/yr) (locally 4195% 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 $8k 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 21 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,298 (18.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.3

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-46,578
• Equity at exit: $40,109

10-year hold

• IRR: -16.7%
• Equity multiple: 0.19×
• Total profit: $-61,124
• Equity at exit: $23,258

Cash invested: $75,320 (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 33012

• Rents YoY: -1.5%
• Active inventory: 199
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$112
• HOA: −$101
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $55

Break-even live

Break-even rent $2,114

Max offer price $269,000

Occupancy floor 92%

Sensitivity live

Price	-10% $207	-5% $131	+0% $55	+5% $-328	+10% $-421
Rent	-10% $-118	-5% $-31	+0% $55	+5% $141	+10% $227
Rate	-1.0pp $190	-0.5pp $123	base $55	+0.5pp $-15	+1.0pp $-86

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 W 54th St Hialeah, FL	1.0–2.0	1.0–2.0	972	$2,275	$2.34	9d	2	1.23mi
1885 W 56th St #112 Hialeah, FL	3.0	1.5	975	$2,350	$2.41	26d	1	1.33mi
1885 W 56th St #112 Hialeah, FL	3.0	1.5	975	$2,350	$2.41	5d	1	1.33mi
5755 W 20th Ave #201 Hialeah, FL	2.0	2.0	996	$1,925	$1.93	3d	1	1.34mi
5775 W 20th Ave Hialeah, FL	2.0	2.0	996	$2,100	$2.11	26d	2	1.39mi
5775 W 20th Ave Hialeah, FL	2.0	2.0	996	$2,100	$2.11	9d	2	1.39mi
5775 W 20th Ave #404 Hialeah, FL	2.0	2.0	996	$2,000	$2.01	7d	1	1.39mi
5755 W 20th Ave Hialeah, FL	2.0	2.0	996	$1,925	$1.93	26d	3	1.44mi
5755 W 20th Ave Hialeah, FL	2.0	2.0	996	$1,925	$1.93	23d	3	1.44mi
5820 W 18th Ln #202 Hialeah, FL	2.0	2.0	820	$2,300	$2.80	26d	1	1.44mi
5437 W 21st Ave #51 Hialeah, FL	2.0	2.0	1032	$2,300	$2.23	26d	1	1.44mi
5300 W 21st Ct #311 Hialeah, FL	2.0	2.0	812	$2,299	$2.83	26d	1	1.46mi
5350 W 21st Ct #203 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	7d	1	1.46mi
5350 W 21st Ct #203 Hialeah, FL	2.0	2.0	812	$2,200	$2.71	12d	1	1.46mi
5400 W 21st Ct #402 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	26d	1	1.49mi
5400 W 21st Ct #306 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	9d	1	1.49mi
1855 W 60th St #345 Hialeah, FL	1.0	1.5	741	$2,000	$2.70	6d	1	1.49mi
5420 W 21st Ct #110 Hialeah, FL	2.0	2.0	812	$2,300	$2.83	26d	1	1.50mi
5835 W 20th Ave #106 Hialeah, FL	2.0	2.0	938	$2,400	$2.56	12d	1	1.50mi

HOA detail condo

• Monthly dues: $101 · $1,212/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2025-09-12
   soldstatus $269,000
2. 2025-08-17
   status Pending
3. 2025-08-14
   status Active
4. 2025-07-22
   price $269,000
5. 2025-07-21
   listed $259,000 Active
6. 1978-06-01
   soldstatus $31,500

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$1,681/yr (+$140/mo · 304.7%)

ⓘ 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 · 28 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: $26,196
• − Mortgage interest: −$15,068
• − Property taxes: −$552
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$1,212
• − Depreciation: −$7,825
• Taxable loss: −$3,998
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $1,618/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 — Hialeah

• Score: 74/100
• State rank: #288
• US rank: #4774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 315,776
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 71,017
• Household income: $51,450
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 4195.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 57% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 80% Dominican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 76% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 92%

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: ▼ -711.72%
• Current HPI: 387.8757
• Rent YoY: ▼ -1.50%
• 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

+754.0% since first listed

6 events — show timeline

• 2025-09-12 Sold (Public Records) $269,000 Public Records
• 2025-08-17 Pending — MARMLS
• 2025-08-14 Relisted — MARMLS
• 2025-07-22 Price Changed $269,000 MARMLS
• 2025-07-21 Listed $259,000 MARMLS
• 1978-06-01 Sold (Public Records) $31,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $552 · +2.2% YoY. Source: county tax records.