2194 W 60th St #22213 · Hialeah, FL 33016

$185,000

1 bd · 1.0 ba · 528 sqft · Condo public records · 102 Days on market

Built 1986 $323/mo HOA · 16% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS OR FIRST TIME BUYER ONE BEDROOM, ONE BATH CONDO IN THE HEART OF HIALEAH. MAKING THIS A GREAT OPPORTUITY FOR INVESTORS. LAYOUT OFFERS AN OPEN KITCHEN. READY TO RENOVATE TO YOUR TASTE. CENTRALLY LOCATED CLOSE TO PALMETTO EXPRESSWAY AND I-75. LOCATION IS UNBEATABLE, CLOSE TO HOSPITALS, MALL, PARK, NO RENTAL RESTRICTIONS

Key facts

• Close to hospitals
• Centrally located
• Close to mall

Tags

• OPEN KITCHEN
• CENTRALLY LOCATED
• CLOSE TO HOSPITALS
• CLOSE TO MALL
• CLOSE TO PARK
• NO RENTAL RESTRICTIONS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, structural maintenance, parking, sewer and water

Exterior

• Parking: Assigned parking (one space)
• Security: Complex fenced
• Utilities: Water included in association fee; Sewer included in association fee; Electricity (electric heating and cooling)
• Home design: 2-story property; Entry on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Fenced (complex fenced); Private fence

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Bedroom on main level; Closet cabinetry; Kitchen island
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Market conditions: Rents flat; 146 active listings in the ZIP; 25 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).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 102 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $185k implies a 517% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 7.8

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-40,202
• Equity at exit: $27,584

10-year hold

• IRR: -32.8%
• Equity multiple: -0.19×
• Total profit: $-61,690
• Equity at exit: $15,995

Cash invested: $51,800 (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: 146
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$970
• Tax from tax record: −$209 /mo · $2,502/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$323
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-78

Break-even live

Break-even rent $2,083

Max offer price $171,168

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-26	+0% $-78	+5% $-131	+10% $-183
Rent	-10% $-235	-5% $-157	+0% $-78	+5% $0	+10% $78
Rate	-1.0pp $15	-0.5pp $-31	base $-78	+0.5pp $-126	+1.0pp $-175

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 W 60th St #11101 Hialeah, FL	1.0	1.0	528	$2,000	$3.79	25d	1	0.09mi
2260 W 55th St #2 Hialeah, FL	1.0	1.0	557	$1,750	$3.14	6d	1	0.13mi
1855 W 60th St #345 Hialeah, FL	1.0	1.5	741	$2,000	$2.70	5d	1	0.48mi
140 Royal Palm Rd Hialeah Gardens, FL	2.0	1.0–1.5	646	$1,912	$2.96	2d	2	0.49mi
140 Royal Palm Rd Hialeah Gardens, FL	2.0	1.0–1.5	646	$1,925	$2.98	21d	2	0.49mi
2560 W 60th St #104 Hialeah, FL	2.0	1.5	743	$2,000	$2.69	3d	1	0.51mi
160 Royal Palm Rd #215 Hialeah, FL	1.0	1.0	644	$1,800	$2.80	11d	1	0.53mi
1950 W 49th St Hialeah, FL	—	1.0	365	$1,617	$4.43	2d	8	0.68mi
2735 W 52nd St #502 Hialeah, FL	1.0	1.0	690	$1,800	$2.61	25d	1	0.71mi
2735 W 52nd St Hialeah, FL	1.0	1.0	690	$1,750	$2.54	13d	2	0.71mi
2735 W 52nd St Hialeah, FL	1.0	1.0	690	$1,725	$2.50	3d	2	0.71mi
6385 W 27th Ave Unit 11-3 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	25d	1	0.75mi
2500 W 67th Pl Unit 21-26 Hialeah, FL	2.0	2.0	750	$2,500	$3.33	3d	1	0.77mi
2500 W 67th Pl Unit 21-26 Hialeah, FL	2.0	2.0	750	$2,500	$3.33	12d	1	0.77mi
2530 W 67th Pl Unit 12-29 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	6d	1	0.79mi
2530 W 67th Pl Unit 12-29 Hialeah, FL	2.0	2.0	750	$2,300	$3.07	13d	1	0.79mi
6515 W 26th Dr Unit 12-38 Hialeah, FL	2.0	2.0	750	$2,500	$3.33	18d	1	0.79mi
2550 W 67th Pl Unit 22-32 Hialeah, FL	2.0	2.0	750	$2,250	$3.00	25d	1	0.80mi
2570 W 67th Pl Hialeah, FL	2.0	2.0	747	$2,300	$3.08	21d	1	0.82mi
2570 W 67th Pl Unit 21-0 Hialeah, FL	2.0	2.0	747	$2,300	$3.08	25d	1	0.82mi
6690 W 26th Ct Unit 23-16 Hialeah, FL	2.0	2.0	747	$2,200	$2.95	25d	1	0.83mi
6660 W 26th Ct Unit 23-17 Hialeah, FL	2.0	2.0	747	$1,950	$2.61	12d	1	0.84mi
6660 W 26th Ct Unit 23-17 Hialeah, FL	2.0	2.0	747	$1,950	$2.61	22d	1	0.84mi
7400 W 20th Ave #213 Hialeah, FL	1.0	1.0	640	$1,950	$3.05	25d	1	1.12mi
7420 W 20th Ave Hialeah, FL	1.0–2.0	1.0–2.0	705	$1,800	$2.55	3d	2	1.13mi

HOA detail condo

• Monthly dues: $323 · $3,876/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 102 DOM
2. 2026-06-17
   days on market $185,000 Active 101 DOM
3. 2026-06-16
   days on market $185,000 Active 100 DOM
4. 2026-06-15
   days on market $185,000 Active 99 DOM
5. 2026-06-13
   days on market $185,000 Active 97 DOM
6. 2026-06-09
   days on market $185,000 Active 93 DOM
7. 2026-06-08
   days on market $185,000 Active 92 DOM
8. 2026-06-07
   days on market $185,000 Active 91 DOM
9. 2026-06-04
   days on market $185,000 Active 88 DOM
10. 2026-06-03
    days on market $185,000 Active 87 DOM
11. 2026-06-02
    days on market $185,000 Active 86 DOM
12. 2026-06-01
    days on market $185,000 Active 85 DOM
13. 2026-05-31
    days on market $185,000 Active 84 DOM
14. 2026-05-04
    price $185,000
15. 2026-03-08
    listed $190,000 Active
16. 1987-07-01
    soldstatus $30,000

ⓘ 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: $2,502 · $209/mo
• Projected year-2 tax: $2,502 · $209/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 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 · 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: $23,802
• − Mortgage interest: −$10,363
• − Property taxes: −$2,502
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$3,876
• − Depreciation: −$5,382
• Taxable loss: −$3,852
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $-15/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

+516.7% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $185,000 MARMLS
• 2026-03-08 Listed $190,000 MARMLS
• 1987-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $2,502 · +5.7% YoY. Source: county tax records.