841 NE 207th Ln Unit 3-201 · Ives Estates, FL 33179

$230,000

3 bd · 2.0 ba · 1,125 sqft · Condo public records · 14 Days on market

Built 1983 $150/mo HOA · 6% 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly painted 3-bedroom, 2-bath condo located in the desirable Monterey One Condo community. This spacious unit features a functional layout with bright living areas, comfortable bedrooms, and plenty of natural light throughout. Washer and dryer conveniently located inside the unit. Centrally located near major highways, shopping, dining, and schools. Great opportunity for both homeowners and investors. Move-in ready and easy to show!

Key facts

• $150 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets allowed; Lease considered
• HOA & community: Monthly association fee (listed; amounts vary); Association covers amenities, recreation facilities and trash; Community pool

Exterior

• Parking: 1 covered parking space; Garage with 1 car space
• Utilities: Association pool
• Home design: 2 stories; Attached property; Entry on level 2; Resale
• Construction: Block construction
• Exterior features: Balcony; Fruit trees; Open balcony/patio

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level; Second-floor entry
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Living/dining room; Separate shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 8.2% vs local median 3.6% in Ives Estates — 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 77/100 on livability (#191 in FL, #3,061 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment C-, schools 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.
• Market conditions: Rents flat; 572 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); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,641/mo this rent would consume 49% of the median local household income ($65k/yr) (locally 3123% 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $230k implies a 290% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-21,110
• Equity at exit: $34,294

10-year hold

• IRR: -4.3%
• Equity multiple: 0.75×
• Total profit: $-15,882
• Equity at exit: $19,886

Cash invested: $64,400 (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 33179

• Rents YoY: 0.2%
• Active inventory: 572
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$270 /mo · $3,239/yr
• Insurance: −$96
• HOA: −$150
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $365

Break-even live

Break-even rent $2,180

Max offer price $230,000

Occupancy floor 81%

Sensitivity live

Price	-10% $495	-5% $430	+0% $365	+5% $300	+10% $234
Rent	-10% $156	-5% $260	+0% $365	+5% $469	+10% $573
Rate	-1.0pp $481	-0.5pp $423	base $365	+0.5pp $305	+1.0pp $244

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4410 SW 39th St Unit 4410 West Park, FL	2.0	1.0	1135	$2,700	$2.38	2d	1	0.54mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,799	$2.21	4d	4	0.59mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,750	$2.15	20d	3	0.59mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	8d	1	0.65mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	15d	1	0.67mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	6d	1	0.67mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	17d	1	0.67mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	25d	1	0.69mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	25d	1	0.70mi
3610 SW 39th Ave West Park, FL	3.0	2.0	1157	$3,600	$3.11	17d	1	0.70mi
3610 SW 39th Ave Unit 3610 West Park, FL	3.0	2.0	1157	$3,600	$3.11	8d	1	0.70mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	25d	1	0.71mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	4d	1	0.76mi
3926 SW 52nd Ave Unit E5 Hollywood, FL	3.0	2.5	1335	$2,500	$1.87	25d	1	0.76mi
5085 SW 37th St Unit 5085 West Park, FL	3.0	2.5	1276	$3,200	$2.51	15d	1	0.77mi
5085 SW 37th St West Park, FL	3.0	2.5	1276	$3,200	$2.51	6d	1	0.77mi
3830 SW 31st Dr West Park, FL	3.0	1.0	1419	$2,900	$2.04	25d	1	0.79mi
3840 SW 52nd Ave Hollywood, FL	3.0	2.5	1264	$2,650	$2.10	25d	1	0.79mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	8d	1	0.79mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	25d	1	0.79mi
3700 SW 52nd Ave Hollywood, FL	2.0	2.0	850	$1,446	$1.70	25d	1	0.84mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	8d	1	0.84mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	25d	1	0.84mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	25d	1	0.85mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	11d	1	0.87mi
3721 SW 54th Ave West Park, FL	2.0	1.0	768	$2,100	$2.73	13d	1	0.89mi
4331 SW 31st Dr West Park, FL	3.0	1.0	1130	$3,350	$2.96	25d	1	0.89mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.89mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.89mi
5510 SW 38th St West Park, FL	2.0	1.0	855	$2,250	$2.63	2d	1	0.89mi
5721 SW 41st St West Park, FL	3.0	1.0	839	$2,650	$3.16	25d	1	0.94mi
4111 SW 33rd St West Park, FL	3.0	2.0	1258	$3,000	$2.38	25d	1	0.96mi
4628 SW 32nd Dr West Park, FL	3.0	1.0	1082	$2,800	$2.59	25d	1	0.99mi
5710 SW 38th St West Park, FL	2.0	1.0	835	$2,400	$2.87	25d	1	1.02mi
3720 SW 32nd Ave West Park, FL	4.0	3.0	1100	$3,850	$3.50	25d	1	1.03mi
3830 SW 31st St West Park, FL	3.0	1.0	1419	$2,850	$2.01	22d	1	1.17mi
112 Newton Rd West Park, FL	4.0	1.0	1086	$3,090	$2.85	25d	1	1.24mi
4030 SW 28th St West Park, FL	2.0	1.0	800	$2,400	$3.00	22d	1	1.27mi
4011 SW 28th St West Park, FL	4.0	2.0	1296	$3,850	$2.97	6d	1	1.30mi
4011 SW 28th St #4011 West Park, FL	4.0	2.0	1296	$4,500	$3.47	22d	1	1.30mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-10
   price $230,000 Active 14 DOM
2. 2026-06-09
   days on market $235,000 Active 14 DOM
3. 2026-06-08
   days on market $235,000 Active 13 DOM
4. 2026-06-07
   days on market $235,000 Active 12 DOM
5. 2026-06-04
   days on market $235,000 Active 9 DOM
6. 2026-06-03
   days on market $235,000 Active 8 DOM
7. 2026-06-02
   days on market $235,000 Active 7 DOM
8. 2026-06-01
   days on market $235,000 Active 6 DOM
9. 2026-05-31
   days on market $235,000 Active 5 DOM
10. 2026-05-26
    listed $235,000 Active
11. 1989-05-11
    soldstatus $59,000
12. 1983-12-01
    soldstatus $54,444

ⓘ 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: $3,239 · $270/mo
• Projected year-2 tax: $3,239 · $270/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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,695
• − Mortgage interest: −$12,884
• − Property taxes: −$3,239
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − HOA: −$1,800
• − Depreciation: −$6,691
• Taxable income: $860
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $4,170/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 — Ives Estates

• Score: 77/100
• State rank: #191
• US rank: #3061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ives Estates, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 51,591
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,591
• Household income: $65,211
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 3123.0

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 0.67)
• Race & ethnicity: Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 13% Scotch-Irish 2% Romanian 2%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 2%

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: ▼ -608.34%
• Current HPI: 328.1733
• Rent YoY: ▲ 0.22%
• 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

+331.6% since first listed

3 events — show timeline

• 2026-05-26 Listed $235,000 MARMLS
• 1989-05-11 Sold (Public Records) $59,000 Public Records
• 1983-12-01 Sold (Public Records) $54,444 Public Records

Property tax history

+13.8%/yr

Latest (2025): $3,239 · +5.7% YoY. Source: county tax records.