220 NE 12th Ave #44 · Homestead, FL 33030

$270,000

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 27 Days on market

Built 2003 4,584 sqft lot Est $449k · 40% under $162/mo HOA · 5% of rent

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Why this score? — see what drove the B- 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED TO $64900! Opportunity Knocks. .. TLC will make this gem shine! 4 Bedrooms / 2 Bathrooms modular home with family room and fireplace. Being sold in its "AS-IS" condition. No Utilities will be turned on for inspections. Easy to Show & Ready t o Go!

Key facts

• 4,584 sq ft lot
• 2 parking spots
• Community pool

Tags

• ROOF REPLACED IN 2018

Property features AI

Finance

• Other: Pets allowed (pet restrictions possible)
• HOA & community: Association with monthly fee of $162; Community pool; Street lights; Association includes grounds maintenance and security

Exterior

• Parking: Assigned parking; Asphalt and concrete surfaces; Driveway; 2 open parking spaces (2 total)
• Security: Community security
• Utilities: Public water; Public sewer; Electricity connected; Water available
• Home design: Mobile home; Single-story (one level); Resale condition; North-facing
• Construction: Modular construction; Shingle roof; Raised foundation; Mobile home remains on site; Built as 1-story structure
• Exterior features: Terrace; Back yard fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No notable built-in interior features; Decorative fireplace
• Laundry & utility: Satellite dish

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.5% in Homestead — 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 78/100 on livability (#158 in FL, #2,408 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-.
• 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: Laura C. Saunders Elementary School (math 27% / reading 25%, grade F, #2,015 of 2,144 statewide, top 94%, 477 students, 80% FRL); Homestead Middle School (math 23% / reading 25%, grade F, #532 of 571 statewide, top 94%, 666 students, 81% FRL); Homestead Senior High School (math 24% / reading 23%, grade F, #533 of 667 statewide, top 80%, 2,020 students, 74% FRL).
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-25 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: 306 active listings in the ZIP; 40 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 $3,151/mo this rent would consume 82% of the median local household income ($46k/yr) (locally 2737% 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 $8k 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 27 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $55k; list at $270k implies a 391% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,950 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $449,064
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 N Quetzal Ct	0.73mi	3/2.0 (-1)	1,643 (-11%)	20mo	$400,000	$243	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-10,813
• Equity at exit: $40,258

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $33,315
• Equity at exit: $23,345

Cash invested: $75,600 (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 33030

• Home prices YoY: -33.9%
• Active inventory: 306
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,151 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$284 /mo · $3,404/yr
• Insurance: −$112
• HOA: −$162
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $515

Break-even live

Break-even rent $2,499

Max offer price $270,000

Occupancy floor 79%

Sensitivity live

Price	-10% $668	-5% $592	+0% $515	+5% $439	+10% $363
Rent	-10% $266	-5% $391	+0% $515	+5% $640	+10% $764
Rate	-1.0pp $651	-0.5pp $584	base $515	+0.5pp $445	+1.0pp $374

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 NE 12th Ave #15 Homestead, FL	3.0	1.0	1872	$2,500	$1.34	25d	1	0.11mi
220 NE 12th Ave #34 Homestead, FL	5.0	2.0	1848	$2,700	$1.46	25d	1	0.11mi
163 NE 13th Cir Unit N/A Homestead, FL	3.0	2.5	1790	$3,200	$1.79	18d	1	0.30mi
163 NE 13th Cir Homestead, FL	3.0	2.5	1790	$3,200	$1.79	14d	1	0.30mi
178 NE 14th Ave Homestead, FL	3.0	2.5	1847	$2,940	$1.59	22d	1	0.37mi
1679 Sunrise Blvd Unit 1679 Homestead, FL	3.0	2.0	1358	$2,500	$1.84	25d	1	0.49mi
1075 NE 12th Ave Unit 1075 Homestead, FL	4.0	2.0	2150	$4,450	$2.07	25d	1	0.62mi
718 SE 12th Ter Homestead, FL	4.0	3.0	1817	$3,500	$1.93	11d	1	0.63mi
718 SE 12th Ter Homestead, FL	4.0	3.0	1817	$3,500	$1.93	25d	1	0.63mi
1430 NE 11th St Homestead, FL	4.0	2.0	2150	$4,435	$2.06	25d	1	0.67mi
705 SE 13th Ter Homestead, FL	3.0	2.0	1589	$3,300	$2.08	25d	1	0.68mi
704 SE 14th Pl Homestead, FL	3.0	2.0	1598	$3,499	$2.19	25d	1	0.70mi
713 SE 15th Ave Homestead, FL	4.0	3.0	2085	$4,300	$2.06	25d	1	0.74mi
1686 SE 6th St Homestead, FL	4.0	2.5	2138	$4,100	$1.92	3d	1	0.77mi
1686 SE 6th St Homestead, FL	4.0	2.5	2138	$4,100	$1.92	25d	1	0.77mi
1535 SE 7th Ct Unit 1535 Homestead, FL	5.0	3.0	2499	$3,495	$1.40	25d	1	0.80mi
1535 SE 7th Ct Homestead, FL	5.0	3.0	2499	$3,900	$1.56	25d	1	0.80mi
441 NE 13th St Florida City, FL	4.0	3.0	1580	$3,150	$1.99	22d	1	0.85mi
359 NE 16th St Florida City, FL	3.0	3.0	1382	$2,700	$1.95	14d	1	0.85mi
359 NE 16th St Florida City, FL	3.0	3.0	1382	$2,500	$1.81	22d	1	0.85mi
371 NE 16th St Unit 371 Florida City, FL	3.0	2.5	1487	$2,650	$1.78	25d	1	0.85mi
323 NE 16th St Florida City, FL	3.0	3.0	1382	$2,600	$1.88	22d	1	0.86mi
1473 NE 5th Ave Unit 1473 Florida City, FL	4.0	3.0	1580	$3,250	$2.06	25d	1	0.88mi
1660 N Audubon Dr Unit 1660 Homestead, FL	3.0	2.0	1643	$3,000	$1.83	25d	1	0.90mi
1660 N Audubon Dr Homestead, FL	3.0	2.0	1643	$3,300	$2.01	25d	1	0.90mi
1549 NE 3rd Ave Florida City, FL	3.0	2.5	1380	$2,500	$1.81	22d	1	0.91mi
713 SE 13th Street Cir Homestead, FL	4.0	3.5	1742	$2,700	$1.55	25d	1	0.94mi
713 SE 13th Street Cir Homestead, FL	4.0	3.5	1742	$2,700	$1.55	4d	1	0.94mi
1361 N Fieldlark Ln Homestead, FL	3.0	2.0	1317	$2,990	$2.27	8d	1	0.94mi
1361 N Fieldlark Ln Homestead, FL	3.0	2.0	1317	$3,300	$2.51	12d	1	0.94mi
1361 N Fieldlark Ln Homestead, FL	3.0	2.0	1317	$2,990	$2.27	25d	1	0.94mi
701 SE 13th Street Cir Homestead, FL	4.0	3.5	1850	$3,100	$1.68	25d	1	0.95mi
437 NE 13th St Unit NA Florida City, FL	3.0	3.0	1380	$2,800	$2.03	2d	1	0.96mi
437 NE 13th St Unit NA Florida City, FL	3.0	3.0	1380	$2,700	$1.96	25d	1	0.96mi
1323 SE 7th Ter Homestead, FL	4.0	3.5	1740	$2,575	$1.48	25d	1	0.96mi
1431 NE 3rd Ave Florida City, FL	3.0	3.0	1380	$2,490	$1.80	8d	1	0.97mi
1431 NE 3rd Ave Florida City, FL	3.0	3.0	1380	$2,490	$1.80	22d	1	0.97mi
679 SE 13th Street Cir #679 Homestead, FL	4.0	3.5	1790	$3,300	$1.84	25d	1	0.97mi
1386 NE 3rd Ave Florida City, FL	3.0	3.0	1380	$2,500	$1.81	8d	1	0.98mi
1386 NE 3rd Ave Florida City, FL	3.0	3.0	1380	$2,690	$1.95	21d	1	0.98mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 21 events

1. 2026-06-18
   days on market $270,000 Active 27 DOM
2. 2026-06-17
   days on market $270,000 Active 26 DOM
3. 2026-06-16
   days on market $270,000 Active 25 DOM
4. 2026-06-15
   days on market $270,000 Active 24 DOM
5. 2026-06-13
   days on market $270,000 Active 22 DOM
6. 2026-06-09
   days on market $270,000 Active 18 DOM
7. 2026-06-08
   days on market $270,000 Active 17 DOM
8. 2026-06-07
   days on market $270,000 Active 16 DOM
9. 2026-06-04
   days on market $270,000 Active 13 DOM
10. 2026-06-03
    days on market $270,000 Active 12 DOM
11. 2026-06-02
    days on market $270,000 Active 11 DOM
12. 2026-06-01
    days on market $270,000 Active 10 DOM
13. 2026-05-31
    days on market $270,000 Active 9 DOM
14. 2026-05-22
    listed $270,000 Active
15. 2015-04-03
    soldstatus $55,000 Sold 278-char remark

    Show marketing remark (278 chars)

    PRICE REDUCED TO $64900! Opportunity Knocks. .. TLC will make this gem shine! 4 Bedrooms / 2 Bathrooms modular home with family room and fireplace. Being sold in its "AS-IS" condition. No Utilities will be turned on for inspections. Easy to Show & Ready t o Go!

16. 2015-04-02
    soldstatus $55,000
17. 2015-02-23
    status Pending 278-char remark

    Show marketing remark (278 chars)

    PRICE REDUCED TO $64900! Opportunity Knocks. .. TLC will make this gem shine! 4 Bedrooms / 2 Bathrooms modular home with family room and fireplace. Being sold in its "AS-IS" condition. No Utilities will be turned on for inspections. Easy to Show & Ready t o Go!

18. 2015-02-20
    price $59,900 278-char remark

    Show marketing remark (278 chars)

    PRICE REDUCED TO $64900! Opportunity Knocks. .. TLC will make this gem shine! 4 Bedrooms / 2 Bathrooms modular home with family room and fireplace. Being sold in its "AS-IS" condition. No Utilities will be turned on for inspections. Easy to Show & Ready t o Go!

19. 2015-01-21
    price $64,900 278-char remark

    Show marketing remark (278 chars)

    PRICE REDUCED TO $64900! Opportunity Knocks. .. TLC will make this gem shine! 4 Bedrooms / 2 Bathrooms modular home with family room and fireplace. Being sold in its "AS-IS" condition. No Utilities will be turned on for inspections. Easy to Show & Ready t o Go!

20. 2014-12-19
    listed $78,000 Active 278-char remark

    Show marketing remark (278 chars)

    PRICE REDUCED TO $64900! Opportunity Knocks. .. TLC will make this gem shine! 4 Bedrooms / 2 Bathrooms modular home with family room and fireplace. Being sold in its "AS-IS" condition. No Utilities will be turned on for inspections. Easy to Show & Ready t o Go!

21. 2014-12-08
    soldstatus $47,000

ⓘ 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: $3,404 · $284/mo
• Projected year-2 tax: $3,404 · $284/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 32 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,814
• − Mortgage interest: −$15,124
• − Property taxes: −$3,404
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,025
• − Management: −$3,025
• − HOA: −$1,944
• − Depreciation: −$7,855
• Taxable income: $2,087
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $5,684/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 — Homestead

• Score: 78/100
• State rank: #158
• US rank: #2408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 191,470
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,678
• Household income: $46,202
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2737.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 26% Black 13% White 9% Native American 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4% Cuban 19% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 44% · Canada, Jamaica
• Languages at home: 26% English-only · Spanish 67% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -237.89%
• Current HPI: 463.2221
• Rent YoY: —
• 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

+474.5% since first listed

8 events — show timeline

• 2026-05-22 Listed $270,000 Beaches MLS
• 2015-04-03 Sold (MLS) $55,000 MARMLS
• 2015-04-02 Sold (Public Records) $55,000 Public Records
• 2015-02-23 Pending — MARMLS
• 2015-02-20 Price Changed $59,900 MARMLS
• 2015-01-21 Price Changed $64,900 MARMLS
• 2014-12-19 Listed $78,000 MARMLS
• 2014-12-08 Sold (Public Records) $47,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,404 · +4.4% YoY. Source: county tax records.