21100 NW 28th Ct · Miami Gardens, FL 33056

$5,000

4 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 10 Days on market

Built 1968

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 21, 2026 at 09:00 AM EST. Discover this inviting 4-bedroom, 2-bathroom single-family home, offering a great opportunity in the desirable Miami Gardens area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Built 1968
• Listed 10 days

Property features AI

Exterior

• Home design: Residential property; Single-story
• Construction: Lot of 0.19 acres
• Exterior features: Zoned R-1

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-story interior

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $512,080 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 4.1% vs local median 3.1% in Miami Gardens — 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 72/100 on livability (#338 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime 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 rising fast (+5.3%/yr); 107 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,315/mo this rent would consume 58% of the median local household income ($69k/yr) (locally 1192% 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 $4k of loan paydown is wiped out by about $15k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 153.6% of price; 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $512,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2772 NW 212th St	0.13mi	4/2.0	1,400 (+1%)	10mo	$518,000	$370	84
2805 NW 210th Ter	0.09mi	3/2.0 (-1)	1,222 (-12%)	4mo	$520,500	$426	68
2773 NW 212th Ter	0.16mi	3/2.0 (-1)	1,400 (+1%)	24mo	$510,000	$364	66
20621 NW 24th Ct	0.54mi	3/1.5 (-1)	1,431 (+3%)	1mo	$475,000	$332	62
3521 NW 208th Ter	0.71mi	4/2.0	1,465 (+6%)	2mo	$483,000	$330	55
20425 NW 25th Ct	0.53mi	3/2.0 (-1)	1,352 (-2%)	17mo	$560,000	$414	52
3510 NW 211th St	0.68mi	5/3.0 (+1)	1,416 (+2%)	5mo	$615,000	$434	51
20400 NW 26th Ct	0.49mi	3/2.0 (-1)	1,352 (-2%)	21mo	$545,000	$403	50
2360 NW 204	0.67mi	3/2.0 (-1)	1,308 (-6%)	8mo	$510,000	$390	48
—	0.73mi	4/2.0	1,426 (+3%)	16mo	$518,000	$363	47
20304 NW 28th Ct #2	0.68mi	3/2.0 (-1)	1,240 (-10%)	9mo	$395,000	$319	39
3501 NW 208th Ter	0.68mi	3/1.0 (-1)	1,504 (+9%)	23mo	$205,000	$136	25

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -33.9%
• Equity multiple: -0.12×
• Total profit: $-160,613
• Equity at exit: $76,353

10-year hold

• IRR: -29.6%
• Equity multiple: -0.50×
• Total profit: $-215,421
• Equity at exit: $44,275

Cash invested: $143,382 (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 33056

• Home prices YoY: -19.0%
• Rents YoY: 5.3%
• Active inventory: 107
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,315 high
• Mortgage (P&I): −$2,685
• Tax est. 1.5%: −$640 /mo · $7,681/yr
• Insurance: −$213
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-1,346

Break-even live

Break-even rent $5,020

Max offer price $317,240

Occupancy floor —

Sensitivity live

Price	-10% $-993	-5% $-1,170	+0% $-1,346	+5% $-1,523	+10% $-1,700
Rent	-10% $-1,608	-5% $-1,477	+0% $-1,346	+5% $-1,216	+10% $-1,085
Rate	-1.0pp $-1,089	-0.5pp $-1,216	base $-1,346	+0.5pp $-1,479	+1.0pp $-1,614

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: $128,020
• Closing costs: $15,362
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8250 Southampton Dr Miramar, FL	3.0	2.0	1757	$3,500	$1.99	25d	1	0.71mi
9044 SW 39th St Unit 9044 Miramar, FL	3.0	2.5	1868	$3,500	$1.87	17d	1	0.98mi
9044 SW 39th St Unit 9044 Miramar, FL	3.0	2.5	1868	$3,500	$1.87	6d	1	0.98mi
9044 SW 39th St Miramar, FL	3.0	2.5	1868	$3,500	$1.87	15d	1	0.98mi
9044 SW 39th St Unit 9044 Miramar, FL	3.0	2.5	1868	$3,500	$1.87	25d	1	0.98mi
8208 SW 29th St #101 Miramar, FL	3.0	2.5	1423	$2,800	$1.97	25d	1	1.07mi
8375 SW 29th St Miramar, FL	3.0	2.5	1450	$2,850	$1.97	19d	1	1.12mi
2844 SW 81st Ter #2840 Miramar, FL	3.0	2.5	1500	$3,000	$2.00	22d	1	1.12mi
2830 SW 83rd Ter #101 Miramar, FL	3.0	2.5	1450	$3,050	$2.10	25d	1	1.12mi
2765 SW 81st Ter #2773 Miramar, FL	3.0	2.5	1500	$2,950	$1.97	8d	1	1.13mi
2779 SW 82nd Ave #105 Miramar, FL	3.0	2.5	1306	$2,700	$2.07	25d	1	1.13mi
8660 Beekman Dr Miramar, FL	3.0	2.0	1400	$3,200	$2.29	20d	1	1.14mi
2796 SW 83rd Ave #102 Miramar, FL	3.0	2.5	1423	$2,790	$1.96	25d	1	1.14mi
2764 SW 83rd Ter Unit 106 Miramar, FL	3.0	2.5	1306	$2,850	$2.18	25d	1	1.15mi
8246 SW 27th St #103 Miramar, FL	3.0	2.5	1306	$2,675	$2.05	25d	1	1.16mi
8246 SW 27th St #103 Miramar, FL	3.0	2.5	1306	$2,675	$2.05	8d	1	1.16mi
2677 SW 83rd Ter #102 Miramar, FL	3.0	2.5	1450	$3,100	$2.14	25d	1	1.16mi
2732 SW 83rd Ave Miramar, FL	3.0	2.5	1306	$3,000	$2.30	25d	1	1.17mi
2675 SW 81st Ter #2653 Miramar, FL	3.0	2.5	1650	$2,950	$1.79	6d	1	1.20mi
2675 SW 81st Ter #2683 Miramar, FL	3.0	2.5	1500	$3,000	$2.00	25d	1	1.20mi
2589 SW 82nd Ave #105 Miramar, FL	3.0	2.5	1423	$2,799	$1.97	8d	1	1.23mi
2618 SW 81st Ter #205 Miramar, FL	3.0	2.5	1800	$3,000	$1.67	17d	1	1.23mi
2615 SW 81st Ter #2617 Miramar, FL	3.0	2.5	1500	$3,100	$2.07	25d	1	1.24mi
2674 SW 84th Ter #102 Miramar, FL	3.0	2.5	1530	$3,200	$2.09	19d	1	1.24mi
2574 SW 82nd Ave #2574 Miramar, FL	3.0	2.0	1300	$2,700	$2.08	17d	1	1.25mi
2574 SW 81st Ter #2552 Miramar, FL	3.0	2.5	1720	$3,200	$1.86	25d	1	1.27mi
7654 Indigo St Miramar, FL	3.0	2.0	1515	$3,400	$2.24	25d	1	1.27mi
8209 SW 25th Ct Miramar, FL	3.0	2.5	1423	$2,695	$1.89	25d	1	1.30mi
8572 SW 23rd Ct Miramar, FL	3.0	2.5	1500	$3,250	$2.17	16d	1	1.49mi
8572 SW 23rd Ct Miramar, FL	3.0	2.5	1500	$3,250	$2.17	17d	1	1.49mi

Listing history 9 events

1. 2026-05-14
   listed $5,000 Active
2. 2018-06-13
   soldstatus $266,000
3. 2018-05-23
   status Pending
4. 2018-03-01
   listed $285,000 Active
5. 2017-08-28
   historical
6. 2017-05-12
   listed $265,000 Active
7. 2011-01-21
   soldstatus $128,000
8. 2010-12-08
   soldstatus $128,000
9. 2010-07-22
   listed $139,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,781
• − Mortgage interest: −$28,684
• − Property taxes: −$7,681
• − Insurance: −$7,679
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$14,897
• Taxable loss: −$25,525
• Est. tax savings @ 24.0%: +$6,126
• After-tax cash flow: $-10,032/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 — Miami Gardens

• Score: 72/100
• State rank: #338
• US rank: #5854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Gardens, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,592
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,890
• Household income: $68,583
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1192.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% Hispanic / Latino 31% Two or more races 20% White 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 15% Dominican 3%
• Common ancestry: Hispanic 7%
• Foreign-born: 33% · Canada, Jamaica
• Languages at home: 62% English-only · Spanish 30% French/Haitian/Cajun 7% Arabic 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: ▼ -143.19%
• Current HPI: 609.9947
• Rent YoY: ▲ 5.29%
• 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

-96.4% since first listed

9 events — show timeline

• 2026-05-14 Listed $5,000 NFMLS
• 2018-06-13 Sold (Public Records) $266,000 Public Records
• 2018-05-23 Pending — MARMLS
• 2018-03-01 Listed $285,000 MARMLS
• 2017-08-28 Listing Removed — MARMLS
• 2017-05-12 Listed $265,000 MARMLS
• 2011-01-21 Sold (MLS) $128,000 MARMLS
• 2010-12-08 Sold (Public Records) $128,000 Public Records
• 2010-07-22 Listed $139,900 MARMLS

Property tax history

+8.9%/yr

Latest (2025): $8,359 · +4.5% YoY. Source: county tax records.