18745 SW 351st St · Florida City, FL 33034

$150,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 7 Days on market

Built 2005

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Double-wide manufactured home with a screened-in back porch overlooking a serene evergreen area, located in the highly desirable Gold Coaster Park. This 3-bedroom, 2-bath residence is truly move-in ready and offers a comfortable, open layout ideal for everyday living and entertaining. The updated kitchen features new, upgraded stainless steel appliances, ample cabinetry, and generous counter space. The spacious primary suite includes his-and-her closets, while the private bath offers both a large soaking tub and a separate shower. Two additional bedrooms provide flexibility for guests, family, or a home office. Enjoy the convenience of a beautifully stamped concrete driveway with room for m

Key facts

• Ample cabinetry
• Updated kitchen
• His-and-her closets

Tags

• SCREENED-IN BACK PORCH
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• HIS-AND-HER CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 15.0% 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: schools F, crime F, 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 (-2.9%/yr); 612 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,683/mo this rent would consume 68% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $150,000

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 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?
3. 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?
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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.94%
• DSCR: 2.38
• GRM: 4.7

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: 22.3%
• Equity multiple: 1.88×
• Total profit: $36,849
• Equity at exit: $22,365

10-year hold

• IRR: 28.3%
• Equity multiple: 3.16×
• Total profit: $90,684
• Equity at exit: $12,969

Cash invested: $42,000 (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: 612
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,683 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,083

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 55%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 SW 6th St Florida City, FL	4.0	2.5	2160	$3,299	$1.53	22d	1	0.31mi
902 SW 8th Pl Homestead, FL	3.0	2.5	1469	$2,900	$1.97	24d	1	0.36mi
17887 SW 356th St Unit 17887 Homestead, FL	3.0	3.0	1400	$2,350	$1.68	24d	1	0.37mi
17891 SW 356th St Homestead, FL	3.0	2.5	1414	$2,300	$1.63	3d	1	0.37mi
17905 SW 356th St Homestead, FL	4.0	2.5	1600	$2,750	$1.72	17d	1	0.37mi
937 SW 8th Pl Homestead, FL	3.0	2.0	1065	$2,100	$1.97	24d	1	0.38mi
17958 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	10d	1	0.39mi
17966 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	10d	1	0.39mi
17938 SW 357th St Homestead, FL	3.0	2.5	1545	$2,500	$1.62	7d	1	0.39mi
17938 SW 357th St Homestead, FL	3.0	2.5	1545	$2,500	$1.62	13d	1	0.39mi
17966 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	7d	1	0.39mi
17958 SW 357th St Homestead, FL	3.0	3.0	1330	$2,650	$1.99	7d	1	0.39mi
35760 SW 186th Ave Homestead, FL	3.0	2.0	1608	$2,800	$1.74	18d	1	0.39mi
848 SW 10th St Homestead, FL	3.0	2.0	1053	$2,200	$2.09	3d	1	0.41mi
768 SW 9th St Homestead, FL	3.0	2.0	1099	$2,250	$2.05	24d	1	0.43mi
821 SW 2nd St Homestead, FL	4.0	3.0	1384	$2,800	$2.02	24d	1	0.45mi
834 SW 11th Ter Unit 834 Florida City, FL	3.0	2.5	1381	$2,600	$1.88	24d	1	0.45mi
34435 SW 189th Ct Homestead, FL	3.0	2.5	1881	$2,500	$1.33	22d	1	0.46mi
822 SW 11th Ter Homestead, FL	3.0	2.5	1426	$3,000	$2.10	22d	1	0.46mi
681 SW 7th St #681 Florida City, FL	3.0	2.5	1600	$2,300	$1.44	22d	1	0.50mi
840 SW 6th Pl Homestead, FL	4.0	2.5	1711	$2,300	$1.34	24d	1	0.51mi
1116 SW 7th Ct Homestead, FL	3.0	2.5	1466	$2,600	$1.77	24d	1	0.51mi
1116 SW 7th Ct Homestead, FL	3.0	2.5	1466	$2,400	$1.64	1d	1	0.51mi
785 SW 6th Pl Unit 1 Homestead, FL	3.0	2.5	1600	$2,200	$1.38	16d	1	0.53mi
825 SW 6th Pl Homestead, FL	3.0	2.5	1527	$2,000	$1.31	24d	1	0.54mi
1170 SW 7th Ct #1170 Florida City, FL	3.0	2.5	1466	$2,500	$1.71	24d	1	0.54mi
721 SW 11th St Homestead, FL	3.0	2.5	1466	$2,400	$1.64	13d	1	0.54mi
721 SW 11th St Homestead, FL	3.0	2.5	1466	$2,400	$1.64	10d	1	0.54mi
875 SW 6th Pl Unit TH Homestead, FL	3.0	2.5	1527	$2,250	$1.47	24d	1	0.54mi
58 NW 10th Pl Unit 58 B Florida City, FL	3.0	2.5	1440	$2,695	$1.87	22d	1	0.55mi
48 NW 10th Pl Unit 48 D Florida City, FL	4.0	3.5	1578	$2,940	$1.86	20d	1	0.55mi
1161 SW 7th Ct Homestead, FL	4.0	2.5	1530	$3,450	$2.25	24d	1	0.55mi
687 SW 10th St Homestead, FL	4.0	2.5	1799	$2,200	$1.22	22d	1	0.55mi
1181 SW 7th Ct Unit 1181 Florida City, FL	3.0	2.5	1466	$2,750	$1.88	24d	1	0.56mi
132 NW 10th Pl Unit 132 B Florida City, FL	3.0	2.5	1440	$2,695	$1.87	24d	1	0.56mi
122 NW 10th Pl Unit 122 C Florida City, FL	4.0	3.0	1524	$2,785	$1.83	24d	1	0.56mi
152 NW 10th Pl Unit 152 D Florida City, FL	4.0	3.5	1578	$2,940	$1.86	24d	1	0.56mi
142 NW 10th Pl Unit 142 A Florida City, FL	3.0	3.0	1374	$2,570	$1.87	24d	1	0.56mi
639 SW 3rd Ter Homestead, FL	3.0	2.0	1175	$2,850	$2.43	22d	1	0.57mi
199 Redland Rd Unit B5 Homestead, FL	3.0	2.5	1500	$2,650	$1.77	24d	1	0.59mi

Listing history 5 events

1. 2026-06-16
   days on market $150,000 Active 7 DOM
2. 2026-06-15
   days on market $150,000 Active 6 DOM
3. 2026-06-13
   days on market $150,000 Active 4 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   listed $150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,197
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − Depreciation: −$4,364
• Taxable income: $11,279
• Est. tax owed @ 24.0%: −$2,707
• After-tax cash flow: $10,289/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

• 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

+81.8% since first listed

5 events — show timeline

• 2026-06-10 Listed $150,000 FSBO.com
• 2026-03-05 Listing Removed — MARMLS
• 2026-02-25 Listed $160,000 MARMLS
• 2019-11-06 Listing Removed — MARMLS
• 2019-10-21 Listed $82,500 MARMLS