1200 N Liberty Ave Unit 1200I · Homestead, FL 33034

$179,500

2 bd · 1.0 ba · 863 sqft · Condo public records · 45 Days on market

Built 1987 $390/mo HOA · 19% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL LAKESHORE UNIT, READY FOR A NEW OWNER! GREAT AS AN INVESTMENT OR FOR A FIRST TIME BUYER. UNIT HAS WOOD FLOORS, UPDATED BATHROOMS, SCREENED BALCONY, AND PLENTY OF STORAGE!

Key facts

• $390 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee of $390; HOA covers common areas and parking; Association amenities include basketball court and pool

Exterior

• Parking: Assigned parking; Guest parking; Two or more parking spaces
• Security: On-site security guard; Fenced complex
• Utilities: Electric power; Central air conditioning
• Home design: Attached property; 2 stories; Entry located on second level
• Exterior features: Complex is fenced; Security guard on site; Association pool

Interior

• Kitchen: Dishwasher
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Second-floor entry; Primary bedroom on upper level; Tile flooring
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (5.8% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Gateway Environmental K-8 Learning Center (math 23% / reading 34%, grade F, #1,943 of 2,144 statewide, top 91%, 1,355 students, 74% 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 $2,018/mo this rent would consume 51% 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 $5k 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 45 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $180k implies a 176% 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→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,031 (5.8% 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 45 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 7.4

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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-38,492
• Equity at exit: $26,764

10-year hold

• IRR: -34.5%
• Equity multiple: -0.20×
• Total profit: $-60,081
• Equity at exit: $15,520

Cash invested: $50,260 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$941
• Tax from tax record: −$248 /mo · $2,972/yr
• Insurance: −$75
• HOA: −$390
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-59

Break-even live

Break-even rent $2,093

Max offer price $169,031

Occupancy floor 98%

Sensitivity live

Price	-10% $42	-5% $-8	+0% $-59	+5% $-110	+10% $-161
Rent	-10% $-219	-5% $-139	+0% $-59	+5% $20	+10% $100
Rate	-1.0pp $31	-0.5pp $-14	base $-59	+0.5pp $-106	+1.0pp $-153

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 N Liberty Ave Unit 1150H Homestead, FL	1.0	1.0	685	$1,650	$2.41	23d	1	0.02mi
1151 N Liberty Ave Unit 1151F Homestead, FL	1.0	1.0	685	$1,700	$2.48	16d	1	0.04mi
802 Constitution Dr Unit 802B Homestead, FL	2.0	2.0	970	$1,800	$1.86	16d	1	0.06mi
800 Independence Dr Homestead, FL	2.0	2.0	970	$2,100	$2.16	26d	1	0.07mi
800 Independence Dr Unit 800I Homestead, FL	2.0	1.5	863	$1,900	$2.20	26d	1	0.08mi
800 Independence Dr Unit 800I Homestead, FL	2.0	1.5	863	$1,825	$2.11	0d	1	0.08mi
800 Independence Dr Unit 800F Homestead, FL	2.0	2.0	960	$2,099	$2.19	20d	1	0.08mi
800 Independence Dr Unit 800L Homestead, FL	2.0	2.0	970	$2,000	$2.06	26d	1	0.08mi
1139 Independence Trl Unit 1139F Homestead, FL	2.0	1.5	863	$1,750	$2.03	16d	1	0.09mi
910 Constitution Dr Unit 910C Homestead, FL	2.0	2.0	960	$1,750	$1.82	26d	1	0.15mi
1017 Washington Cir Unit 1017D Homestead, FL	2.0	1.5	863	$1,800	$2.09	18d	1	0.17mi
1024 S Independence Dr Homestead, FL	3.0	2.0	970	$2,100	$2.16	26d	1	0.17mi
1024 S Independence Dr Unit 1024E Homestead, FL	2.0	2.0	863	$1,900	$2.20	0d	1	0.17mi
980 Constitution Dr Unit 980F Homestead, FL	2.0	2.0	685	$2,100	$3.07	26d	1	0.20mi
980 Constitution Dr Homestead, FL	2.0	1.5	960	$2,200	$2.29	23d	1	0.20mi
1022 Adams Ave Unit 1022C Homestead, FL	2.0	2.0	960	$2,150	$2.24	12d	1	0.23mi
1002 Adams Ave Unit 1002D Homestead, FL	2.0	1.5	863	$1,750	$2.03	26d	1	0.23mi
1071 Adams Ave Unit 1071F Homestead, FL	1.0	1.0	685	$1,650	$2.41	26d	1	0.25mi
1280 S Franklin Ave Unit 1280F Homestead, FL	2.0	2.0	970	$2,100	$2.16	21d	1	0.30mi
1100 Constitution Dr Unit 1100C Homestead, FL	2.0	2.0	960	$1,700	$1.77	16d	1	0.32mi
1301 S Franklin Ave Unit 1301F Homestead, FL	1.0	1.0	685	$1,500	$2.19	26d	1	0.33mi
820 N Franklin Ave Unit 820I Homestead, FL	2.0	1.5	863	$1,850	$2.14	21d	1	0.34mi
1126 SE 13th Ter Homestead, FL	2.0	2.0	952	$2,400	$2.52	3d	1	0.43mi
1126 SE 13th Ter Homestead, FL	2.0	2.0	952	$2,400	$2.52	12d	1	0.43mi
1210 San Remo Cir Homestead, FL	3.0	2.0	1125	$2,300	$2.04	19d	1	0.44mi
1361 Sandpiper Blvd Homestead, FL	2.0	1.5	1060	$1,900	$1.79	26d	1	0.47mi
1408 San Remo Cir Homestead, FL	3.0	2.0	1125	$2,400	$2.13	26d	1	0.47mi
1362 Pelican Ct Homestead, FL	2.0	2.0	999	$2,600	$2.60	26d	1	0.51mi
1511 San Remo Cir Unit 1511 Homestead, FL	3.0	2.0	1125	$2,300	$2.04	9d	1	0.51mi
3214 San Remo Cir Homestead, FL	2.0	2.0	951	$2,000	$2.10	26d	1	0.52mi
2915 San Remo Cir Homestead, FL	2.0	2.0	951	$2,200	$2.31	26d	1	0.54mi
2901 San Remo Cir Homestead, FL	2.0	2.0	951	$2,000	$2.10	18d	1	0.55mi
999 SW 1st Ave Unit 2508 Homestead, FL	1.0	1.0	674	$3,200	$4.75	26d	1	0.86mi
31 NE 13th Ave #5 Homestead, FL	2.0	2.0	919	$2,000	$2.18	12d	1	0.90mi
1250 SE 26th St #204 Homestead, FL	2.0	2.0	815	$1,875	$2.30	26d	1	0.97mi
419 NW 13th St Unit 1 Florida City, FL	1.0	1.0	800	$1,100	$1.38	26d	1	1.02mi
426 NW 13th St Florida City, FL	2.0	1.0	800	$2,400	$3.00	26d	1	1.03mi
440 NW 13th St Florida City, FL	2.0	1.0	800	$2,400	$3.00	23d	1	1.05mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,915	$1.74	16d	1	1.08mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,900	$1.73	12d	1	1.08mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $179,500 Active 45 DOM
2. 2026-06-18
   days on market $179,500 Active 42 DOM
3. 2026-06-17
   days on market $179,500 Active 41 DOM
4. 2026-06-16
   days on market $179,500 Active 40 DOM
5. 2026-06-15
   days on market $179,500 Active 39 DOM
6. 2026-06-13
   days on market $179,500 Active 37 DOM
7. 2026-06-10
   price $179,500 Active 33 DOM
8. 2026-06-09
   days on market $189,500 Active 33 DOM
9. 2026-06-08
   days on market $189,500 Active 32 DOM
10. 2026-06-07
    days on market $189,500 Active 31 DOM
11. 2026-06-04
    days on market $189,500 Active 28 DOM
12. 2026-06-03
    days on market $189,500 Active 27 DOM
13. 2026-06-02
    days on market $189,500 Active 26 DOM
14. 2026-06-01
    days on market $189,500 Active 25 DOM
15. 2026-05-31
    days on market $189,500 Active 24 DOM
16. 2026-05-06
    listed $189,500 Active
17. 2014-02-05
    soldstatus $65,000
18. 2012-01-31
    soldstatus $30,000 180-char remark

    Show marketing remark (180 chars)

    BEAUTIFUL LAKESHORE UNIT, READY FOR A NEW OWNER! GREAT AS AN INVESTMENT OR FOR A FIRST TIME BUYER. UNIT HAS WOOD FLOORS, UPDATED BATHROOMS, SCREENED BALCONY, AND PLENTY OF STORAGE!

19. 1992-01-02
    soldstatus $37,500
20. 1989-08-09
    soldstatus $39,200

ⓘ 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: $2,972 · $248/mo
• Projected year-2 tax: $2,972 · $248/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) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 33 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: $24,220
• − Mortgage interest: −$10,055
• − Property taxes: −$2,972
• − Insurance: −$898
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − HOA: −$4,680
• − Depreciation: −$5,222
• Taxable loss: −$3,481
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $124/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): 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

+383.4% since first listed

5 events — show timeline

• 2026-05-06 Listed $189,500 MARMLS
• 2014-02-05 Sold (Public Records) $65,000 Public Records
• 2012-01-31 Sold (MLS) $30,000 MARMLS
• 1992-01-02 Sold (Public Records) $37,500 Public Records
• 1989-08-09 Sold (Public Records) $39,200 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,972 · +5.9% YoY. Source: county tax records.