1025 NW 5th St · Florida City, FL 33034

$260,000

3 bd · 3.0 ba · 1,425 sqft · Townhouse public records · 158 Days on market

Built 2024 Est $325k · 20% under $100/mo HOA · 4% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +5.5/10.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your stunning new Thouse! This beautifully updated residence features 3 spacious bedrooms and 3 modern bathrooms, offering plenty of space for family and guests to gather. Inside, you’ll enjoy the peace of mind provided by impact windows and doors, along with a brand-new roof and A/C unit to keep your home comfortable year-round. The heart of the home is the completely renovated kitchen, showcasing elegant quartz countertops, stylish cabinetry, and a layout perfect for both cooking and entertaining. Step outside to your corner-lot oasis, where a metal privacy fence enhances security while giving you ample outdoor space to relax, garden, or entertain. This is the home you&rs

Key facts

• Quartz countertops
• Brand new roof
• Metal privacy fence

Tags

• IMPACT WINDOWS
• BRAND NEW ROOF
• A C UNIT
• RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• METAL PRIVACY FENCE

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Homeowners association fee of $100 per month

Exterior

• Parking: 2-car garage; Two or more parking spaces (2 covered)
• Home design: 2-story home; Primary entry on level 1; Effective year built
• Exterior features: Property has attached neighbors

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (6.3% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.2% in Florida City — 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 65/100 on livability (#654 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment 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.
• Zoned schools: Florida City Elementary School (math 23% / reading 34%, grade F, #1,943 of 2,144 statewide, top 91%, 608 students, 82% 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 25% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 617 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,726/mo this rent would consume 69% of the median local household income ($47k/yr) (locally 1516% 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 158 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $228,800 (12.0% 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 158 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.05% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $324,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
389 NW 10th Ct	0.07mi	3/3.0	1,380 (-3%)	9mo	$305,070	$221	84
652 NW 11th Ave	0.09mi	3/3.0	1,380 (-3%)	10mo	$309,990	$225	83
1078 NW 6th Ter	0.07mi	3/3.0	1,380 (-3%)	11mo	$309,990	$225	82
1050 NW 6th Ter	0.05mi	3/3.0	1,380 (-3%)	13mo	$299,990	$217	82
1066 NW 6th Ter	0.06mi	3/3.0	1,380 (-3%)	13mo	$299,990	$217	81
1086 NW 6th Ter	0.08mi	3/3.0	1,380 (-3%)	14mo	$329,990	$239	80
584 NW 11th Ave	0.08mi	3/3.0	1,380 (-3%)	14mo	$314,990	$228	79
1066 NW 6th Ter	0.18mi	3/3.0	1,380 (-3%)	13mo	$299,990	$217	76
954 NW 8 St #4	0.30mi	3/2.5	1,517 (+6%)	6mo	$429,000	$283	69
920 NW 10 St	0.38mi	4/3.0 (+1)	1,517 (+6%)	1mo	$449,000	$296	65
954 NW 8 St #5	0.30mi	4/3.0 (+1)	1,517 (+6%)	14mo	$449,900	$297	58
18973 SW 344 Ter #18973	0.47mi	3/2.5	1,558 (+9%)	4mo	$400,000	$257	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.24×
• Total profit: $-55,666
• Equity at exit: $38,767

10-year hold

• IRR: -32.4%
• Equity multiple: -0.18×
• Total profit: $-85,612
• Equity at exit: $22,480

Cash invested: $72,800 (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 33034

• Home prices YoY: -5.9%
• Rents YoY: -2.9%
• Active inventory: 617
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$522 /mo · $6,264/yr
• Insurance: −$108
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-92

Break-even live

Break-even rent $2,843

Max offer price $243,740

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $-18	+0% $-92	+5% $-166	+10% $-239
Rent	-10% $-307	-5% $-200	+0% $-92	+5% $16	+10% $123
Rate	-1.0pp $39	-0.5pp $-26	base $-92	+0.5pp $-159	+1.0pp $-228

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 NW 5th St Unit 1041 Florida City, FL	3.0	3.0	1425	$2,350	$1.65	9d	1	0.04mi
1041 NW 5th St Unit 1041 Florida City, FL	3.0	3.0	1425	$2,390	$1.68	26d	1	0.04mi
300 10th Ct Unit 300 Florida City, FL	4.0	3.0	1633	$3,200	$1.96	26d	1	0.04mi
1073 NW 5th St Unit 1073 Florida City, FL	3.0	3.0	1425	$2,500	$1.75	26d	1	0.06mi
1073 NW 5th St Unit 1073 Florida City, FL	3.0	3.0	1425	$2,300	$1.61	24d	1	0.06mi
1081 NW 5th St Homestead, FL	3.0	2.5	1715	$2,700	$1.57	26d	1	0.07mi
1045 NW 4th Ter Unit 1045 Florida City, FL	3.0	3.0	1425	$2,300	$1.61	20d	1	0.10mi
1305 NW 4th Ter Unit 1305 Florida City, FL	4.0	3.0	1600	$3,200	$2.00	16d	1	0.11mi
1245 NW 3rd Ln #1245 Florida City, FL	4.0	2.5	1338	$2,900	$2.17	0d	1	0.16mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	0d	1	0.20mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	17d	1	0.20mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	9d	1	0.20mi
412 NW 12th Pl Homestead, FL	3.0	2.5	1464	$2,299	$1.57	26d	1	0.21mi
199 Redland Rd Unit B5 Homestead, FL	3.0	2.5	1500	$2,650	$1.77	12d	1	0.26mi
199 Redland Rd Unit B5 Homestead, FL	3.0	2.5	1500	$2,650	$1.77	26d	1	0.26mi
152 NW 10th Pl Unit 152 D Florida City, FL	4.0	3.5	1578	$2,940	$1.86	26d	1	0.26mi
132 NW 10th Pl Unit 132 B Florida City, FL	3.0	2.5	1440	$2,695	$1.87	26d	1	0.26mi
142 NW 10th Pl Unit 142 A Florida City, FL	3.0	3.0	1374	$2,570	$1.87	26d	1	0.26mi
122 NW 10th Pl Unit 122 C Florida City, FL	4.0	3.0	1524	$2,785	$1.83	26d	1	0.26mi
58 NW 10th Pl Unit 58 B Florida City, FL	3.0	2.5	1440	$2,695	$1.87	24d	1	0.28mi
48 NW 10th Pl Unit 48 D Florida City, FL	4.0	3.5	1578	$2,940	$1.86	22d	1	0.28mi
957 NW 10th St #2 Florida City, FL	3.0	2.5	1292	$2,600	$2.01	9d	1	0.31mi
957 NW 10th St #2 Florida City, FL	3.0	2.5	1292	$2,600	$2.01	13d	1	0.31mi
1314 NW 2nd Ln Homestead, FL	4.0	2.0	1810	$3,100	$1.71	24d	1	0.32mi
689 NW 6th St Unit 689 Florida City, FL	4.0	3.0	1679	$3,300	$1.97	26d	1	0.43mi
839 NW 12th St Unit 839-5 Florida City, FL	3.0	2.0	1400	$2,195	$1.57	5d	1	0.44mi
696 NW 6th St Homestead, FL	3.0	2.5	1466	$2,500	$1.71	7d	1	0.44mi
696 NW 6th St Homestead, FL	3.0	2.5	1466	$2,700	$1.84	26d	1	0.44mi
1218 NW 8th Pl Homestead, FL	3.0	2.0	1000	$1,750	$1.75	26d	1	0.49mi
1236 NW 8th Pl Homestead, FL	3.0	2.0	1000	$1,795	$1.79	5d	1	0.50mi
1351 NW 9th Ct Florida City, FL	4.0	2.0	1415	$3,000	$2.12	17d	1	0.51mi
1351 NW 9th Ct Florida City, FL	4.0	2.0	1415	$3,200	$2.26	6d	1	0.51mi
1371 NW 9th Ct Florida City, FL	3.0	2.0	1240	$2,700	$2.18	17d	1	0.52mi
944 NW 14th St Homestead, FL	3.0	2.0	1320	$2,200	$1.67	26d	1	0.55mi
1540 NW 1st St Florida City, FL	3.0	2.5	1615	$2,800	$1.73	9d	1	0.55mi
821 SW 2nd St Homestead, FL	4.0	3.0	1384	$2,800	$2.02	26d	1	0.58mi
574 NW 7th St #1 Florida City, FL	3.0	2.5	1766	$2,600	$1.47	26d	1	0.59mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$2,990	$2.14	26d	1	0.60mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$2,800	$2.01	5d	1	0.60mi
705 NW 13th Ter Homestead, FL	4.0	2.0	1395	$3,100	$2.22	14d	1	0.60mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-21
   days on market $260,000 Active 158 DOM
2. 2026-06-18
   days on market $260,000 Active 155 DOM
3. 2026-06-17
   days on market $260,000 Active 154 DOM
4. 2026-06-16
   days on market $260,000 Active 153 DOM
5. 2026-06-15
   days on market $260,000 Active 152 DOM
6. 2026-06-13
   days on market $260,000 Active 150 DOM
7. 2026-06-09
   days on market $260,000 Active 146 DOM
8. 2026-06-08
   days on market $260,000 Active 145 DOM
9. 2026-06-07
   days on market $260,000 Active 144 DOM
10. 2026-06-04
    days on market $260,000 Active 141 DOM
11. 2026-06-03
    days on market $260,000 Active 140 DOM
12. 2026-06-02
    days on market $260,000 Active 139 DOM
13. 2026-06-01
    days on market $260,000 Active 138 DOM
14. 2026-05-31
    days on market $260,000 Active 137 DOM
15. 2026-05-18
    price $260,000
16. 2026-04-15
    status Active
17. 2026-04-15
    price $305,000
18. 2026-03-03
    historical Active Under Contract
19. 2025-12-26
    listed $250,000 Active

ⓘ 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: $6,264 · $522/mo
• Projected year-2 tax: $6,264 · $522/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 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,716
• − Mortgage interest: −$14,564
• − Property taxes: −$6,264
• − Insurance: −$3,124
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − HOA: −$1,200
• − Depreciation: −$7,564
• Taxable loss: −$5,235
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $152/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 — Florida City

• Score: 65/100
• State rank: #654
• US rank: #13036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florida City, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 23,823
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,823
• Household income: $47,170
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1516.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Black 28% Two or more races 24% White 8%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 34% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 56% French/Haitian/Cajun 5%

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: ▼ -32.64%
• Current HPI: 521.6856
• Rent YoY: ▼ -2.85%
• 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

+4.0% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $260,000 MARMLS
• 2026-04-15 Relisted — MARMLS
• 2026-04-15 Price Changed $305,000 MARMLS
• 2026-03-03 Contingent — MARMLS
• 2025-12-26 Listed $250,000 MARMLS

Property tax history

+270.7%/yr

Latest (2025): $6,264 · +5156.2% YoY. Source: county tax records.