1270 SE 31st Ct Unit 201-35 · Homestead, FL 33035

$209,900

3 bd · 2.0 ba · 1,024 sqft · Condo · 1 Days on market

Built 2004 Good condition $335/mo HOA · 16% of rent

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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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• DSCR +2.8/10.0
• Appreciation +2.4/10.0
• Rent growth +1.7/5.0

Listing remarks

Welcome to this spacious and beautifully maintained 3-bedroom, 2-bathroom condo located in the highly desirable gated community of Venetia Gardens. Featuring a desirable split-bedroom floor plan, this move-in-ready residence offers both comfort and privacy for families, roommates, or guests. Enjoy the convenience of a reserved parking space located directly in front of the unit, along with abundant guest parking nearby. The community provides 24/7 monitored gated access, security patrol, a clubhouse, and a sparkling swimming pool just steps from your door. Relax and unwind while taking in the tranquil lake views that enhance the community's charm. Ideally situated near the Florida Turnpike,

Key facts

• Gated community
• Guest parking
• Clubhouse

Tags

• GATED COMMUNITY
• RESERVED PARKING SPACE
• GUEST PARKING
• 24/7 MONITORED ACCESS
• SECURITY PATROL
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $335; Association amenities include clubhouse and pool; Association covers management, legal/accounting, grounds maintenance, parking, recreation facilities, roof, and security

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced
• Home design: 2-story residence; Entry on second level; Attached property
• Construction: Block construction; Resale property
• Exterior features: Open porch; Porch; Complex is fenced; Association pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Second floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $192k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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.
• Market conditions: Rents falling (-3.2%/yr); 462 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).
• This rent runs 37% of the median local income ($68k/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 $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: 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 $191,560 (8.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.00% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 8.3

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: -24.8%
• Equity multiple: 0.18×
• Total profit: $-48,001
• Equity at exit: $31,297

10-year hold

• IRR: -37.8%
• Equity multiple: -0.28×
• Total profit: $-75,010
• Equity at exit: $18,148

Cash invested: $58,772 (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 33035

• Home prices YoY: -1.4%
• Rents YoY: -3.2%
• Active inventory: 462
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$335
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-127

Break-even live

Break-even rent $2,260

Max offer price $191,560

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 SE 31st Ct Unit 204-34 Homestead, FL	2.0	2.0	815	$1,700	$2.09	18d	1	0.02mi
2931 SE 13th Ave Unit 104-47 Homestead, FL	2.0	2.0	822	$1,790	$2.18	24d	1	0.06mi
2931 SE 13th Ave Unit 202-47 Homestead, FL	2.0	2.0	815	$1,750	$2.15	22d	1	0.06mi
1300 SE 31st Ct Unit 201-36 Homestead, FL	3.0	2.0	1024	$2,000	$1.95	10d	1	0.06mi
1300 SE 31st Ct Unit 201-36 Homestead, FL	3.0	2.0	1024	$2,100	$2.05	24d	1	0.06mi
2931 SE 12th Rd Unit 204-55 Homestead, FL	2.0	2.0	815	$1,750	$2.15	24d	1	0.07mi
2930 SE 12th Rd Unit 203-31 Homestead, FL	2.0	2.0	815	$1,750	$2.15	24d	1	0.09mi
2930 SE 12th Rd Unit 204-31 Homestead, FL	2.0	2.0	815	$1,850	$2.27	24d	1	0.09mi
2921 SE 13th Ave Unit 106-48 Homestead, FL	3.0	2.0	1099	$1,800	$1.64	24d	1	0.10mi
2911 SE 13th Ave Unit 202-49 Homestead, FL	2.0	2.0	815	$1,650	$2.02	24d	1	0.10mi
2901 SE 13th Rd Unit 105-41 Homestead, FL	2.0	2.0	822	$1,900	$2.31	24d	1	0.12mi
2910 SE 13th Rd Homestead, FL	3.0	2.0	1099	$2,150	$1.96	24d	1	0.12mi
2921 SE 13th Rd Unit 104-39 Homestead, FL	2.0	2.0	822	$1,790	$2.18	3d	1	0.12mi
2921 SE 13th Rd Unit 104-39 Homestead, FL	2.0	2.0	822	$1,790	$2.18	8d	1	0.12mi
1250 SE 29th St Unit 205-58 Homestead, FL	2.0	2.0	815	$1,700	$2.09	21d	1	0.13mi
1251 SE 29th St Unit 105-26 Homestead, FL	2.0	2.0	822	$1,750	$2.13	24d	1	0.16mi
1251 SE 29th St Unit 105-26 Homestead, FL	2.0	2.0	822	$1,750	$2.13	8d	1	0.16mi
1251 SE 29th St Unit 103-26 Homestead, FL	2.0	2.0	822	$1,800	$2.19	21d	1	0.16mi
1512 SE 31st Ct Unit 1512 Homestead, FL	2.0	2.5	1166	$2,200	$1.89	24d	1	0.16mi
1241 SE 29th St Unit 203-27 Homestead, FL	2.0	2.0	815	$1,650	$2.02	21d	1	0.17mi
1271 SE 28th Ct #105 Homestead, FL	2.0	2.0	822	$1,800	$2.19	5d	1	0.19mi
1271 SE 28th Ct Homestead, FL	2.0	2.0	818	$1,775	$2.17	3d	2	0.19mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,915	$1.74	15d	1	0.24mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,900	$1.73	10d	1	0.24mi
2701 SE 12th Pl #102 Homestead, FL	2.0	2.0	822	$1,800	$2.19	17d	1	0.25mi
2643 SE 27th St Unit 2643 Homestead, FL	3.0	2.5	1414	$2,500	$1.77	24d	1	0.25mi
2953 SE 15th Ter Unit 2953 Homestead, FL	2.0	2.5	1166	$2,000	$1.72	24d	1	0.26mi
2763 SE 15th Rd #97 Homestead, FL	3.0	2.0	1302	$2,200	$1.69	24d	1	0.27mi
2763 SE 15th Rd #97 Homestead, FL	3.0	2.0	1302	$2,100	$1.61	8d	1	0.27mi
2736 SE 15th Rd #18 Homestead, FL	4.0	3.0	1423	$2,750	$1.93	2d	1	0.27mi
2907 SE 15th Rd #67 Homestead, FL	4.0	3.0	1423	$2,400	$1.69	24d	1	0.27mi
2910 SE 15th Rd #55 Homestead, FL	3.0	2.5	1302	$1,900	$1.46	14d	1	0.27mi
2876 SE 15th Rd Homestead, FL	3.0	3.0	1423	$2,483	$1.74	24d	1	0.27mi
2740 SE 15th Rd #20 Homestead, FL	3.0	2.0	1302	$2,100	$1.61	24d	1	0.27mi
2812 SE 16th Ave #121 Homestead, FL	4.0	3.0	1423	$2,400	$1.69	24d	1	0.33mi
1406 SE 26th Ct Homestead, FL	4.0	3.0	1423	$2,399	$1.69	24d	1	0.35mi
1250 SE 26th St #204 Homestead, FL	2.0	2.0	815	$1,875	$2.30	24d	1	0.35mi
1661 SE 29th Ct Homestead, FL	3.0	2.0	1076	$2,025	$1.88	17d	2	0.36mi
2736 SE 15th Rd Homestead, FL	4.0	3.0	1453	$2,900	$2.00	24d	1	0.37mi
2452 SE 14th Ave #284 Homestead, FL	3.0	3.0	1423	$2,300	$1.62	3d	1	0.37mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $209,900 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 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,197
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$4,020
• − Depreciation: −$6,106
• Taxable loss: −$4,916
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $-341/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in-ready townhouse in a desirable gated community is in good condition with no visible repairs needed. The home has a good curb appeal and is well-maintained. The highest-ROI updates would be to paint the exterior walls and trim, replace the flooring, and update the kitchen cabinets and countertops.

Value-add opportunities

• Resale Paint the exterior walls and trim — Painting the exterior walls and trim can enhance the curb appeal and make the home more attractive to potential buyers.
• Both Replace the flooring — Replacing the flooring can improve the overall appearance and functionality of the home, making it more attractive to both buyers and renters.
• Both Update the kitchen cabinets and countertops — Updating the kitchen cabinets and countertops can improve the overall appearance and functionality of the home, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls and trim — Painting the exterior walls and trim can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Both Replace the flooring — Replacing the flooring can improve the overall appearance and functionality of the home, making it more attractive to both buyers and renters. ↑
• Both Update the kitchen cabinets and countertops — Updating the kitchen cabinets and countertops can improve the overall appearance and functionality of the home, making it more attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,202
• Household income: $68,354
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 687.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 35% Black 18% White 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 13% Cuban 25% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 6% Lithuanian 3% Estonian 1%
• Foreign-born: 33% · Canada, Dominican Republic, Jamaica
• Languages at home: 32% English-only · Spanish 60% French/Haitian/Cajun 7% 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: ▼ -5.24%
• Current HPI: 369.3031
• Rent YoY: ▼ -3.20%
• 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

+10368.8% since first listed

3 events — show timeline

• 2026-06-17 Listed $209,900 MARMLS
• 2026-05-15 Rental Removed $2,005 MARMLS
• 2026-03-08 Listed for Rent $2,005 MARMLS