18101 NW 68th Ave Unit B102 · Country Club, FL 33015

$170,000

2 bd · 2.0 ba · 1,583 sqft · Condo public records · 29 Days on market

Built 1970 $723/mo HOA · 25% of rent

---

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 +21.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently reduced and priced to sell. Excellent investment opportunity in Hialeah with this income-producing 2-bedroom, 2-bath condo located in a gated community. Tenant occupied, making it a great option for investors. The unit offers a bright and spacious layout with abundant natural light, a private balcony, and access to community amenities including a pool. Conveniently located near shopping, schools, and major highways. Buyer will assume at closing the remaining special assessment balance of $421.06/month for the outstanding months of the original 174-month term beginning April 2024. Please review broker remarks before submitting an offer. Cash offer only. Text listing agent for showi

Key facts

• Gated community
• Private balcony
• Community amenities

Tags

• GATED COMMUNITY
• PRIVATE BALCONY
• COMMUNITY AMENITIES
• ACCESS TO POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee includes grounds maintenance; Community clubhouse; Community laundry; Community pool; Association fee: $723 monthly

Exterior

• Parking: Two or more parking spaces
• Security: Complex fenced
• Utilities: Central heating and cooling
• Home design: 2-story property; Attached property; Entry level: 1
• Construction: Block construction; Year built: unknown
• Exterior features: Association pool; Complex is fenced

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Entry level bedroom
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Ceramic tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.6% below list).
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $142k (16.6% below list) — sets the bar for cash-flow.
• Cap rate 8.2% vs local median 3.1% in Country Club — 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 76/100 on livability (#226 in FL, #3,578 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, commute B+; Watch: employment C-, 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 soft (-1.0%/yr); 253 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 44% of the median local income ($77k/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 $5k 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 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $170k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% of rent.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,746 (16.6% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.68% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 5.0

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: -30.3%
• Equity multiple: 0.05×
• Total profit: $-45,302
• Equity at exit: $25,348

10-year hold

• IRR: -89.3%
• Equity multiple: -0.72×
• Total profit: $-81,654
• Equity at exit: $14,698

Cash invested: $47,600 (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 33015

• Rents YoY: -1.0%
• Active inventory: 253
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,858 high
• Mortgage (P&I): −$891
• Tax from tax record: −$306 /mo · $3,669/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$723
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-160

Break-even live

Break-even rent $3,060

Max offer price $141,746

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17650 NW 73rd Ave #202 Hialeah, FL	2.0	2.5	1298	$2,399	$1.85	18d	1	0.56mi
7250 NW 177th St Unit 211-16 Hialeah, FL	2.0	2.5	1298	$2,200	$1.69	24d	1	0.56mi
17710 NW 73rd Ave Hialeah, FL	2.0	2.5	1350	$2,500	$1.85	24d	1	0.57mi
7362 NW 179th Ter Unit 7362 Hialeah, FL	3.0	3.0	1360	$3,300	$2.43	3d	1	0.74mi
7309 NW 173rd Dr Unit 104 Hialeah, FL	3.0	2.0	1212	$3,150	$2.60	15d	1	0.77mi
17815 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,800	$2.43	24d	1	0.78mi
17866 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,599	$2.26	22d	1	0.78mi
7488 NW 181st St Unit 7488 Hialeah, FL	2.0	2.5	1150	$2,650	$2.30	20d	1	0.78mi
7458 NW 179th Ter Unit 7458 Hialeah, FL	2.0	2.5	1150	$2,500	$2.17	24d	1	0.79mi
17362 NW 74th Ave Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	21d	1	0.80mi
17362 NW 74th Ave Unit 201-0 Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	24d	1	0.80mi
7597 NW 182nd Ter #406 Hialeah, FL	3.0	2.0	1450	$3,200	$2.21	24d	1	0.83mi
7502 NW 175th St #7502 Hialeah, FL	3.0	2.0	1245	$3,000	$2.41	3d	1	0.86mi
7532 NW 176th St Unit 1 Hialeah, FL	3.0	2.0	1300	$3,300	$2.54	14d	1	0.86mi
7640 NW 182nd Ter #108 Hialeah, FL	3.0	2.0	1450	$3,100	$2.14	24d	1	0.88mi
7542 NW 175th St #7542 Hialeah, FL	3.0	2.0	1245	$2,800	$2.25	24d	1	0.89mi
7675 NW 181st St Hialeah, FL	3.0	2.0	1190	$3,400	$2.86	8d	1	0.89mi
17455 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,750	$2.25	24d	1	0.91mi
17405 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,525	$2.07	24d	2	0.94mi
7506 NW 169th Ter Unit 1 Hialeah, FL	3.0	2.5	1638	$4,100	$2.50	24d	1	1.04mi
7441 Bay Hill Dr #7441 Hialeah, FL	2.0	2.0	1665	$3,300	$1.98	24d	1	1.18mi
7967 NW 186th Ter Hialeah, FL	3.0	2.0	1700	$4,200	$2.47	24d	1	1.31mi
7751 NW 194th St Hialeah, FL	3.0	2.5	1147	$3,500	$3.05	22d	1	1.37mi
7751 NW 194th St Hialeah, FL	3.0	2.0	1147	$3,500	$3.05	24d	1	1.37mi
12661 SW 54th Ct Miramar, FL	2.0	2.5	1153	$2,450	$2.12	24d	1	1.43mi
12498 SW 54th St Miramar, FL	3.0	2.0	1547	$3,195	$2.07	24d	1	1.45mi
17911 NW 82nd Ave Hialeah, FL	3.0	2.0	1557	$4,500	$2.89	24d	1	1.49mi

HOA detail condo

• Monthly dues: $723 · $8,676/yr
• Likely covers: poolsecurity
• ⚠ Special-assessment mentions:

  …a pool. Conveniently located near shopping, schools, and major highways. Buyer will assume at closing the remaining special assessment balance of $421.06/month for the outstanding months of the original 174-month term beginning April 2024. Please…

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 29 DOM
2. 2026-06-17
   days on market $170,000 Active 28 DOM
3. 2026-06-16
   days on market $170,000 Active 27 DOM
4. 2026-06-15
   days on market $170,000 Active 26 DOM
5. 2026-06-13
   days on market $170,000 Active 24 DOM
6. 2026-06-09
   days on market $170,000 Active 20 DOM
7. 2026-06-08
   days on market $170,000 Active 19 DOM
8. 2026-06-07
   days on market $170,000 Active 18 DOM
9. 2026-06-04
   days on market $170,000 Active 15 DOM
10. 2026-06-03
    days on market $170,000 Active 14 DOM
11. 2026-06-02
    days on market $170,000 Active 13 DOM
12. 2026-06-01
    days on market $170,000 Active 12 DOM
13. 2026-05-31
    days on market $170,000 Active 11 DOM
14. 2026-05-20
    listed $170,000 Active
15. 2015-02-12
    soldstatus $112,000
16. 2010-04-08
    soldstatus $525,000

ⓘ 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: $3,669 · $306/mo
• Projected year-2 tax: $3,669 · $306/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $34,294
• − Mortgage interest: −$9,523
• − Property taxes: −$3,669
• − Insurance: −$5,968
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − HOA: −$8,676
• − Depreciation: −$4,945
• Taxable loss: −$3,975
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $-965/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 — Country Club

• Score: 76/100
• State rank: #226
• US rank: #3578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 68,430
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 68,891
• Household income: $77,339
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 3833.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% Black 6% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 44% Dominican 5%
• Common ancestry: Hispanic 1% Estonian 1% Lithuanian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 14% English-only · Spanish 84% French/Haitian/Cajun 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: ▼ -238.07%
• Current HPI: 386.6185
• Rent YoY: ▼ -1.03%
• 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

-67.6% since first listed

3 events — show timeline

• 2026-05-20 Listed $170,000 MARMLS
• 2015-02-12 Sold (Public Records) $112,000 Public Records
• 2010-04-08 Sold (Public Records) $525,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,669 · +3.5% YoY. Source: county tax records.