16392 SW 29th St · Miramar, FL 33027

$5,000

4 bd · 3.0 ba · 2,637 sqft · SingleFamily public records · 7 Days on market

Built 2002

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lakefront 5 Bed / 3 Bath home located inside the private and guard-gated community of Silver Isles. This spectacular two-story home boasts a generous layout with high-volume ceilings, tile/wood floors, and a renovated eat-in kitchen, complete with New Appliances, granite countertops, a center island, plus a separate breakfast area. The home offers a spacious first-floor bedroom, Accordion shutters throughout, as well as an oversized primary second-floor bedroom with two walk-in closets. Best of all, this fully-fenced home has a big backyard with direct lakefront views. Community amenities include a clubhouse, resort-style pool area, playgrounds, picnic area, 24-hour security, and more!

Key facts

• 2 garage spots
• Built 2002
• Listed 7 days

Property features AI

Exterior

• Parking: Two-car garage
• Home design: Residential property
• Exterior features: Zoned RS6

Interior

• Bathrooms: Three full bathrooms
• Interior features: From Interstate 75, take Exit 7 onto Miramar Parkway and head west, then turn left onto SW 164th Ave and right onto SW 29th St; continue ahead and the property will be on the right-hand side.

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$796,374) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $5k).
• Cap rate 906.9% vs local median 3.3% in Miramar — 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 80/100 on livability (#111 in FL, #1,721 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, cost of living D+, amenities D.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 543 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,794/mo this rent would consume 75% of the median local household income ($77k/yr) (locally 1728% 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 (-2.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $101 of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 95.88% ✓
• Cap rate: 906.90%
• Cash-on-cash: 3216.46%
• DSCR: 144.11
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $796,374
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16390 SW 28th Ct	0.05mi	4/2.5	2,491 (-6%)	9mo	$655,000	$263	79
16178 SW 27th St	0.22mi	4/2.5	2,491 (-6%)	1mo	$765,000	$307	78
16340 SW 26th St	0.27mi	4/2.5	2,383 (-10%)	2mo	$798,880	$335	68
15856 SW 26th St	0.40mi	4/3.0	2,707 (+3%)	16mo	$700,000	$259	64
3645 SW 162nd Ave	0.54mi	4/2.5	2,481 (-6%)	1mo	$750,000	$302	62
16285 SW 19th St	0.61mi	4/4.0	2,707 (+3%)	6mo	$710,000	$262	58
16331 SW 23rd St	0.41mi	4/2.5	2,383 (-10%)	10mo	$730,000	$306	54
2061 SW 157th Ave	0.64mi	5/3.0 (+1)	2,637 (0%)	17mo	$735,000	$279	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 161.30×
• Total profit: $224,424
• Equity at exit: $968

10-year hold

• IRR: —
• Equity multiple: 321.97×
• Total profit: $449,363
• Equity at exit: $825

Cash invested: $1,400 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 543
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,794 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,007
• Net cashflow: $3,753

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2950 SW 163rd Ave Miramar, FL	4.0	2.5	2491	$5,000	$2.01	22d	1	0.05mi
2755 SW 165th Ave Miramar, FL	4.0	2.5	2501	$4,800	$1.92	20d	1	0.21mi
2755 SW 165th Ave Miramar, FL	4.0	2.5	2501	$4,800	$1.92	24d	1	0.21mi
16500 SW 37th St #16500 Miramar, FL	4.0	3.5	2688	$4,900	$1.82	24d	1	0.61mi
1892 SW 162nd Ave Miramar, FL	4.0	3.0	2129	$4,200	$1.97	5d	1	0.64mi
1892 SW 162nd Ave Miramar, FL	4.0	3.0	2129	$4,200	$1.97	12d	1	0.64mi
3802 SW 165th Ter Miramar, FL	4.0	3.5	2693	$5,000	$1.86	15d	1	0.68mi
3529 SW 169th Ter #3529 Miramar, FL	4.0	2.0	1869	$3,900	$2.09	24d	1	0.69mi
3529 SW 169th Ter #3529 Miramar, FL	4.0	2.0	1869	$3,900	$2.09	7d	1	0.69mi
15957 SW 16th St Unit N/A Pembroke Pines, FL	4.0	3.0	2718	$5,290	$1.95	3d	1	0.85mi
17047 SW 38th Ct Miramar, FL	4.0	2.5	1869	$3,800	$2.03	24d	1	0.86mi
17116 SW 39th Ct Miramar, FL	3.0	2.5	1761	$3,900	$2.21	24d	1	0.98mi
15857 SW 16th St Pembroke Pines, FL	3.0	2.5	1903	$3,850	$2.02	24d	1	0.99mi
14841 SW 20th St Miramar, FL	5.0	3.0	2637	$4,400	$1.67	24d	1	1.00mi
17353 SW 22nd St Unit 17353 Miramar, FL	3.0	2.5	1854	$3,800	$2.05	24d	1	1.05mi
17353 SW 22nd St Miramar, FL	3.0	2.5	1854	$4,700	$2.54	15d	1	1.05mi
4904 SW 166th Ave Miramar, FL	4.0	3.0	3077	$29,900	$9.72	24d	1	1.05mi
16801 SW 49th Ct Miramar, FL	4.0	3.0	2624	$4,500	$1.71	24d	1	1.11mi
17367 SW 20th Ct Miramar, FL	5.0	3.5	2607	$4,500	$1.73	3d	1	1.15mi
16835 SW 49th Ct Miramar, FL	3.0	3.0	2391	$3,850	$1.61	24d	1	1.17mi
4335 SW 174th Ave Miramar, FL	4.0	3.0	2704	$7,500	$2.77	24d	1	1.26mi
4435 SW 174th Ave Miramar, FL	4.0	3.0	2704	$5,500	$2.03	12d	1	1.31mi
5002 SW 155th Ave Unit 5002 Miramar, FL	4.0	2.5	2180	$4,250	$1.95	24d	1	1.31mi
2167 SW 176th Ter Miramar, FL	5.0	4.0	3408	$9,500	$2.79	12d	1	1.38mi
5030 SW 155th Ter Miramar, FL	4.0	2.5	2189	$5,000	$2.28	24d	1	1.40mi
17768 SW 28th St #1 Miramar, FL	3.0	2.5	1862	$3,725	$2.00	24d	1	1.40mi
17394 SW 46th St Miramar, FL	5.0	5.0	3633	$6,500	$1.79	10d	1	1.41mi
17410 SW 46th St Miramar, FL	5.0	4.5	3381	$7,100	$2.10	1d	1	1.42mi
17430 SW 46th St Miramar, FL	4.0	4.0	2873	$5,900	$2.05	2d	1	1.42mi
17374 SW 47th Ct Miramar, FL	5.0	3.0	3612	$6,000	$1.66	16d	1	1.44mi
1012 SW 156th Ave Pembroke Pines, FL	5.0	3.5	3363	$6,500	$1.93	24d	1	1.45mi
17958 SW 36th St Miramar, FL	4.0	2.5	3579	$5,495	$1.54	3d	1	1.48mi
17958 SW 36th St Miramar, FL	4.0	2.5	3579	$5,495	$1.54	4d	1	1.48mi
17376 SW 48th St Miramar, FL	5.0	3.0	3486	$6,500	$1.86	1d	1	1.49mi
18061 SW 33rd St Miramar, FL	4.0	3.0	1815	$5,800	$3.20	7d	1	1.49mi

Listing history 6 events

1. 2026-06-09
   days on market $5,000 Active 7 DOM
2. 2026-06-08
   days on market $5,000 Active 6 DOM
3. 2026-06-07
   days on market $5,000 Active 5 DOM
4. 2026-06-04
   days on market $5,000 Active 2 DOM
5. 2026-06-02
   remarks 314-char remark
6. 2026-06-02
   listed $5,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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: $57,525
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$4,602
• − Management: −$4,602
• − Depreciation: −$145
• Taxable income: $47,796
• Est. tax owed @ 24.0%: −$11,471
• After-tax cash flow: $33,559/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: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Miramar

• Score: 80/100
• State rank: #111
• US rank: #1721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar, FL
• County: Broward County · 1,963,430 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1728.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% Black 22% White 16% Asian 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 19% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 47% French/Haitian/Cajun 5% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.01%
• Current HPI: 359.5973
• Rent YoY: ▼ -0.20%
• 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

-99.9% since first listed

21 events — show timeline

• 2026-06-02 Listed $5,000 NFMLS
• 2023-05-10 Sold (Public Records) $750,000 Public Records
• 2023-05-10 Sold (MLS) $750,000 MARMLS
• 2023-03-30 Contingent — MARMLS
• 2023-03-16 Price Changed $750,000 MARMLS
• 2023-03-07 Price Changed $780,000 MARMLS
• 2023-02-26 Listed $800,000 MARMLS
• 2020-11-23 Sold (Public Records) $510,000 Public Records
• 2020-11-23 Sold (MLS) $510,000 MARMLS
• 2020-10-27 Pending — MARMLS
• 2020-10-26 Contingent — MARMLS
• 2020-10-09 Price Changed $515,000 MARMLS
• 2020-09-26 Relisted — MARMLS
• 2020-09-26 Contingent — MARMLS
• 2020-09-16 Listed $530,000 MARMLS
• 2015-10-02 Sold (Public Records) $419,000 Public Records
• 2015-09-28 Sold (MLS) $419,000 MARMLS
• 2015-08-13 Pending — MARMLS
• 2015-07-10 Listed $419,000 MARMLS
• 2003-03-04 Sold (Public Records) $310,000 Public Records
• 1996-12-31 Sold (Public Records) $5,100,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $13,015 · +3.0% YoY. Source: county tax records.