2331 W 66th Pl #201 · Hialeah, FL 33016

$249,000

2 bd · 1.0 ba · 825 sqft · Condo public records · 42 Days on market

Built 1985 $45/mo HOA · 2% of rent

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-bedroom, 1.5-bathroom townhome in Westland Village, Hialeah. This unit offers 825 sq. ft. of living space, featuring an in-unit washer and dryer, a porch, and a covered patio. Includes two assigned parking spaces. Conveniently located near shopping, schools, and major highways. Priced to sell. Easy to show.

Key facts

• Covered patio
• $45 HOA
• 2 parking spots

Tags

• IN-UNIT WASHER AND DRYER
• COVERED PATIO
• TWO ASSIGNED PARKING SPACES

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Monthly association fee of $45 covering common areas

Exterior

• Parking: Assigned parking; Two or more spaces
• Utilities: Cable available
• Home design: 2 stories; Entry on level 1; Resale property
• Construction: Block construction
• Exterior features: Patio; Attached property

Interior

• Kitchen: Electric range
• Bedrooms: Upper-level primary bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Family/dining room; First-floor entry; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-11 ($-132/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.4% below list).
• Recommended offer: $231k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Ben Sheppard Elementary School (math 48% / reading 54%, grade C-, #1,043 of 2,144 statewide, top 49%, 897 students, 77% FRL); Palm Springs Middle School (math 32% / reading 40%, grade F, #410 of 571 statewide, top 72%, 782 students, 72% FRL); Hialeah Gardens Senior High School (math 24% / reading 56%, grade F, #296 of 667 statewide, top 45%, 2,756 students, 59% FRL).
• Market conditions: Rents flat; 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,305/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 2779% 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

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $180k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,538 (7.4% 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 42 days. Have you received any prior offers? Is the seller open to a 7% 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. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.93% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-47,329
• Equity at exit: $37,127

10-year hold

• IRR: -21.3%
• Equity multiple: 0.05×
• Total profit: $-66,450
• Equity at exit: $21,529

Cash invested: $69,720 (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 33016

• Home prices YoY: -34.4%
• Rents YoY: 0.2%
• Active inventory: 148
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$45
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-11

Break-even live

Break-even rent $2,319

Max offer price $247,410

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $75	+0% $-11	+5% $-97	+10% $-183
Rent	-10% $-193	-5% $-102	+0% $-11	+5% $80	+10% $171
Rate	-1.0pp $114	-0.5pp $52	base $-11	+0.5pp $-76	+1.0pp $-141

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2377 W 66th Pl #204 Hialeah, FL	2.0	1.5	828	$2,350	$2.84	26d	1	0.07mi
2500 W 67th Pl Unit 21-26 Hialeah, FL	2.0	2.0	750	$2,500	$3.33	13d	1	0.23mi
2500 W 67th Pl Unit 21-26 Hialeah, FL	2.0	2.0	750	$2,500	$3.33	4d	1	0.23mi
2530 W 67th Pl Unit 12-29 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	7d	1	0.25mi
2530 W 67th Pl Unit 12-29 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	14d	1	0.25mi
2401 W 70th St Hialeah, FL	3.0	1.0	1000	$2,800	$2.80	21d	1	0.26mi
6278 W 22nd Ct #21 Hialeah, FL	2.0	1.5	778	$1,900	$2.44	22d	1	0.27mi
2550 W 67th Pl Unit 22-32 Hialeah, FL	2.0	2.0	750	$2,250	$3.00	0d	1	0.28mi
2550 W 67th Pl Unit 22-32 Hialeah, FL	2.0	2.0	750	$2,250	$3.00	26d	1	0.28mi
2570 W 67th Pl Hialeah, FL	2.0	2.0	747	$2,300	$3.08	22d	1	0.30mi
2570 W 67th Pl Unit 21-0 Hialeah, FL	2.0	2.0	747	$2,300	$3.08	26d	1	0.30mi
2313 W 60th St Unit C206 Hialeah, FL	2.0	1.5	893	$2,200	$2.46	24d	1	0.31mi
6215 W 22nd Ct #15 Hialeah, FL	2.0	1.5	778	$2,000	$2.57	12d	1	0.32mi
6215 W 22nd Ct #15 Hialeah, FL	2.0	1.5	778	$2,000	$2.57	9d	1	0.32mi
6715 W 26th Dr Unit 101-6 Hialeah, FL	2.0	2.0	769	$2,200	$2.86	26d	1	0.34mi
6690 W 26th Ct Unit 23-16 Hialeah, FL	2.0	2.0	747	$2,200	$2.95	26d	1	0.35mi
6660 W 26th Ct Unit 23-17 Hialeah, FL	2.0	2.0	747	$1,950	$2.61	24d	1	0.36mi
6660 W 26th Ct Unit 23-17 Hialeah, FL	2.0	2.0	747	$1,950	$2.61	13d	1	0.36mi
6141 W 22nd Ct #202 Hialeah, FL	2.0	1.5	900	$1,950	$2.17	24d	1	0.36mi
6141 W 22nd Ct Hialeah, FL	2.0	1.0	900	$1,950	$2.17	5d	1	0.36mi
6081 W 24th Ave #207 Hialeah, FL	2.0	1.5	860	$2,200	$2.56	26d	1	0.37mi
2319 W 60th St Unit 212D Hialeah, FL	2.0	1.5	893	$2,200	$2.46	3d	1	0.37mi
2319 W 60th St Unit D203 Hialeah, FL	2.0	1.5	893	$2,000	$2.24	26d	1	0.37mi
6515 W 26th Dr Unit 12-38 Hialeah, FL	2.0	2.0	750	$2,500	$3.33	19d	1	0.39mi
6011 W 24th Ave Unit A103 Hialeah, FL	2.0	1.5	954	$2,200	$2.31	15d	1	0.40mi
6011 W 24th Ave Unit A103 Hialeah, FL	2.0	1.5	954	$2,200	$2.31	12d	1	0.40mi
7275 W 24th Ave #240 Hialeah, FL	2.0	2.0	830	$2,100	$2.53	26d	1	0.40mi
7275 W 24th Ave #240 Hialeah, FL	2.0	2.0	830	$2,000	$2.41	9d	1	0.40mi
2212 W 74th St Unit 201-28 Hialeah, FL	2.0	2.0	960	$2,200	$2.29	26d	1	0.41mi
2212 W 74th St Unit 101-28 Hialeah, FL	2.0	2.0	960	$2,400	$2.50	20d	1	0.41mi
2220 W 74th St Unit 201-16 Hialeah, FL	2.0	2.0	765	$2,300	$3.01	26d	1	0.43mi
6385 W 27th Ave Unit 11-3 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	26d	1	0.44mi
2250 W 74th St Hialeah, FL	3.0	2.0	1090	$3,200	$2.94	13d	1	0.46mi
2250 W 74th Pl Hialeah, FL	3.0	2.0	1090	$3,200	$2.94	13d	1	0.48mi
2250 W 74th Pl Unit 8C Hialeah, FL	3.0	2.0	1090	$3,200	$2.94	21d	1	0.48mi
6545 W 27th Ct Unit 24-47 Hialeah, FL	3.0	2.0	980	$2,700	$2.76	9d	1	0.48mi
2735 W 66th St Unit 21-23 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	0d	1	0.49mi
2154 W 60th St #12111 Hialeah, FL	1.0	1.0	528	$1,800	$3.41	0d	1	0.50mi
2232 W 74th Ter Unit 40C Hialeah, FL	1.0	1.0	1090	$1,000	$0.92	9d	1	0.51mi
5644 W 25th Ct #5644 Hialeah, FL	2.0	2.0	812	$2,150	$2.65	19d	1	0.51mi

HOA detail condo

• Monthly dues: $45 · $540/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-15
   status $249,000 Pending 42 DOM
2. 2026-06-15
   days on market $249,000 Active Under Contract 42 DOM
3. 2026-06-13
   days on market $249,000 Active Under Contract 40 DOM
4. 2026-06-09
   days on market $249,000 Active Under Contract 36 DOM
5. 2026-06-08
   days on market $249,000 Active Under Contract 35 DOM
6. 2026-06-07
   days on market $249,000 Active Under Contract 34 DOM
7. 2026-06-04
   days on market $249,000 Active Under Contract 31 DOM
8. 2026-06-03
   days on market $249,000 Active Under Contract 30 DOM
9. 2026-06-02
   days on market $249,000 Active Under Contract 29 DOM
10. 2026-06-01
    days on market $249,000 Active Under Contract 28 DOM
11. 2026-05-31
    days on market $249,000 Active Under Contract 27 DOM
12. 2026-05-12
    historical Active Under Contract
13. 2026-05-04
    listed $249,000 Active
14. 2006-06-01
    soldstatus $180,000
15. 1985-03-01
    soldstatus $50,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $27,665
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − HOA: −$540
• − Depreciation: −$7,244
• Taxable loss: −$4,271
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $893/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): 45,551
• Household income: $58,479
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2779.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 55% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 66% Dominican 3%
• Foreign-born: 71% · 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: ▼ -161.68%
• Current HPI: 308.7622
• Rent YoY: ▲ 0.17%
• 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

+398.0% since first listed

4 events — show timeline

• 2026-05-12 Contingent — MARMLS
• 2026-05-04 Listed $249,000 MARMLS
• 2006-06-01 Sold (Public Records) $180,000 Public Records
• 1985-03-01 Sold (Public Records) $50,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $168 · +6.2% YoY. Source: county tax records.