34454 SW 187th Ct · Florida City, FL 33034

$250,000

4 bd · 2.0 ba · 1,690 sqft · Manufactured · 23 Days on market

Built 1997 Fair condition

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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).

• Cash flow +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.0/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no More. Close to highways and minutes from the fabulous Florida Keys. This is one of the Largest double wide mobile homes in Goldcoast featuring 4 bedrooms 2 bath split plan with screened in porch and laminate flooring throughout. Features a large open kitchen with large pantry , laundry room with washer and dryer. Private driveway and property also includes a nice large shed. Great home for a large family. Goldcoast is a very well maintained and quiet community with clubhouse and pool!! financing available with 10% down . ! Mobile home is around 1690 sq ft

Key facts

• Microwave oven combo
• Gas cooktop
• Samsung refrigerator

Tags

• SCREENED PORCH
• OPEN KITCHEN
• LARGE PANTRY
• SAMSUNG REFRIGERATOR
• MICROWAVE OVEN COMBO
• GAS COOKTOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 $3,196/mo this rent would consume 81% 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 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $140k; list at $250k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.5

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $961
• Equity at exit: $37,276

10-year hold

• IRR: 6.7%
• Equity multiple: 1.43×
• Total profit: $30,233
• Equity at exit: $21,615

Cash invested: $70,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,196 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $797

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 70%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 NW 10th Pl Unit 48 D Florida City, FL	4.0	3.5	1578	$2,940	$1.86	20d	1	0.21mi
58 NW 10th Pl Unit 58 B Florida City, FL	3.0	2.5	1440	$2,695	$1.87	22d	1	0.21mi
152 NW 10th Pl Unit 152 D Florida City, FL	4.0	3.5	1578	$2,940	$1.86	24d	1	0.22mi
142 NW 10th Pl Unit 142 A Florida City, FL	3.0	3.0	1374	$2,570	$1.87	24d	1	0.22mi
122 NW 10th Pl Unit 122 C Florida City, FL	4.0	3.0	1524	$2,785	$1.83	24d	1	0.22mi
132 NW 10th Pl Unit 132 B Florida City, FL	3.0	2.5	1440	$2,695	$1.87	24d	1	0.22mi
199 Redland Rd Unit B5 Homestead, FL	3.0	2.5	1500	$2,650	$1.77	24d	1	0.24mi
199 Redland Rd Unit B5 Homestead, FL	3.0	2.5	1500	$2,650	$1.77	10d	1	0.24mi
34435 SW 189th Ct Homestead, FL	3.0	2.5	1881	$2,500	$1.33	22d	1	0.24mi
1179 NW 1st St Homestead, FL	5.0	4.5	1902	$3,000	$1.58	10d	1	0.25mi
1179 NW 1st St Homestead, FL	5.0	4.5	1902	$3,000	$1.58	15d	1	0.25mi
1179 NW 1st St Homestead, FL	5.0	4.5	1902	$3,000	$1.58	22d	1	0.25mi
302 NW 11th Ct Unit 302 Florida City, FL	5.0	4.5	2250	$3,530	$1.57	24d	1	0.26mi
821 SW 2nd St Homestead, FL	4.0	3.0	1384	$2,800	$2.02	24d	1	0.26mi
1171 NW 2nd St Florida City, FL	5.0	4.5	1902	$3,500	$1.84	24d	1	0.27mi
1183 NW 2nd Ter Florida City, FL	5.0	4.5	1902	$4,500	$2.37	12d	1	0.28mi
215 NW 13th Ave Unit 0 Florida City, FL	5.0	4.5	1902	$3,600	$1.89	24d	1	0.35mi
1374 NW 1st St Homestead, FL	5.0	3.0	1810	$3,550	$1.96	7d	1	0.36mi
1374 NW 1st St Homestead, FL	5.0	3.0	1810	$3,550	$1.96	24d	1	0.36mi
306 NW 11th Ct Florida City, FL	5.0	4.5	1902	$3,850	$2.02	7d	1	0.37mi
1344 NW 2nd Ter Florida City, FL	5.0	3.0	1810	$3,699	$2.04	22d	1	0.38mi
1045 NW 4th Ter Unit 1045 Florida City, FL	3.0	3.0	1425	$2,300	$1.61	18d	1	0.39mi
1314 NW 2nd Ln Homestead, FL	4.0	2.0	1810	$3,100	$1.71	7d	1	0.39mi
1314 NW 2nd Ln Homestead, FL	4.0	2.0	1810	$3,100	$1.71	22d	1	0.39mi
1305 NW 4th Ter Unit 1305 Florida City, FL	4.0	3.0	1600	$3,200	$2.00	14d	1	0.40mi
841 SW 6th St Florida City, FL	4.0	2.5	2160	$3,299	$1.53	22d	1	0.41mi
1327 NW 2nd Ln Homestead, FL	5.0	3.0	1810	$3,690	$2.04	24d	1	0.42mi
249 NW 12th Ave Florida City, FL	5.0	4.5	1902	$3,600	$1.89	24d	1	0.42mi
1339 NW 2nd Ln Homestead, FL	5.0	3.0	1810	$3,799	$2.10	24d	1	0.42mi
1339 NW 2nd Ln Homestead, FL	5.0	3.0	1810	$3,650	$2.02	20d	1	0.42mi
1312 NW 3rd St Homestead, FL	5.0	3.0	1810	$4,100	$2.27	22d	1	0.43mi
1312 NW 3rd St Unit 1312 Florida City, FL	5.0	3.0	1810	$3,950	$2.18	24d	1	0.43mi
300 10th Ct Unit 300 Florida City, FL	4.0	3.0	1633	$3,200	$1.96	24d	1	0.44mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	7d	1	0.45mi
1262 NW 3rd Ln Homestead, FL	3.0	3.0	1440	$2,650	$1.84	15d	1	0.45mi
1073 NW 5th St Unit 1073 Florida City, FL	3.0	3.0	1425	$2,300	$1.61	22d	1	0.45mi
1073 NW 5th St Unit 1073 Florida City, FL	3.0	3.0	1425	$2,500	$1.75	24d	1	0.45mi
1081 NW 5th St Homestead, FL	3.0	2.5	1715	$2,700	$1.57	24d	1	0.45mi
1041 NW 5th St Unit 1041 Florida City, FL	3.0	3.0	1425	$2,390	$1.68	24d	1	0.46mi
1041 NW 5th St Unit 1041 Florida City, FL	3.0	3.0	1425	$2,350	$1.65	7d	1	0.46mi

Listing history 19 events

1. 2026-06-18
   days on market $250,000 Active 23 DOM
2. 2026-06-17
   days on market $250,000 Active 22 DOM
3. 2026-06-16
   days on market $250,000 Active 21 DOM
4. 2026-06-15
   days on market $250,000 Active 20 DOM
5. 2026-06-13
   days on market $250,000 Active 18 DOM
6. 2026-06-09
   days on market $250,000 Active 14 DOM
7. 2026-06-08
   days on market $250,000 Active 13 DOM
8. 2026-06-08
   days on market $250,000 Active 12 DOM
9. 2026-06-04
   days on market $250,000 Active 9 DOM
10. 2026-06-03
    days on market $250,000 Active 8 DOM
11. 2026-06-02
    days on market $250,000 Active 7 DOM
12. 2026-06-01
    days on market $250,000 Active 6 DOM
13. 2026-05-31
    days on market $250,000 Active 5 DOM
14. 2026-05-26
    listed $250,000 Active
15. 2024-03-07
    soldstatus $140,000 Closed 571-char remark

    Show marketing remark (571 chars)

    Look no More. Close to highways and minutes from the fabulous Florida Keys. This is one of the Largest double wide mobile homes in Goldcoast featuring 4 bedrooms 2 bath split plan with screened in porch and laminate flooring throughout. Features a large open kitchen with large pantry , laundry room with washer and dryer. Private driveway and property also includes a nice large shed. Great home for a large family. Goldcoast is a very well maintained and quiet community with clubhouse and pool!! financing available with 10% down . ! Mobile home is around 1690 sq ft

16. 2024-02-16
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Look no More. Close to highways and minutes from the fabulous Florida Keys. This is one of the Largest double wide mobile homes in Goldcoast featuring 4 bedrooms 2 bath split plan with screened in porch and laminate flooring throughout. Features a large open kitchen with large pantry , laundry room with washer and dryer. Private driveway and property also includes a nice large shed. Great home for a large family. Goldcoast is a very well maintained and quiet community with clubhouse and pool!! financing available with 10% down . ! Mobile home is around 1690 sq ft

17. 2023-12-14
    status Active 571-char remark

    Show marketing remark (571 chars)

    Look no More. Close to highways and minutes from the fabulous Florida Keys. This is one of the Largest double wide mobile homes in Goldcoast featuring 4 bedrooms 2 bath split plan with screened in porch and laminate flooring throughout. Features a large open kitchen with large pantry , laundry room with washer and dryer. Private driveway and property also includes a nice large shed. Great home for a large family. Goldcoast is a very well maintained and quiet community with clubhouse and pool!! financing available with 10% down . ! Mobile home is around 1690 sq ft

18. 2023-12-08
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Look no More. Close to highways and minutes from the fabulous Florida Keys. This is one of the Largest double wide mobile homes in Goldcoast featuring 4 bedrooms 2 bath split plan with screened in porch and laminate flooring throughout. Features a large open kitchen with large pantry , laundry room with washer and dryer. Private driveway and property also includes a nice large shed. Great home for a large family. Goldcoast is a very well maintained and quiet community with clubhouse and pool!! financing available with 10% down . ! Mobile home is around 1690 sq ft

19. 2023-11-06
    listed $150,000 Active 571-char remark

    Show marketing remark (571 chars)

    Look no More. Close to highways and minutes from the fabulous Florida Keys. This is one of the Largest double wide mobile homes in Goldcoast featuring 4 bedrooms 2 bath split plan with screened in porch and laminate flooring throughout. Features a large open kitchen with large pantry , laundry room with washer and dryer. Private driveway and property also includes a nice large shed. Great home for a large family. Goldcoast is a very well maintained and quiet community with clubhouse and pool!! financing available with 10% down . ! Mobile home is around 1690 sq ft

ⓘ 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: $38,357
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − Depreciation: −$7,273
• Taxable income: $5,943
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $8,143/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 · 1 photo

Fair 40/100 Moderate rehab

The home is in fair condition with good systems and features, but requires moderate repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — No visible damage
• Minor bathroom fixtures — No visible damage
• Minor HVAC system — New AC

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Resale Replace kitchen cabinets — Modernizes the kitchen and adds value
• Resale Replace bathroom fixtures — Modernizes the bathrooms and adds value
• Resale Replace HVAC system — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · No visible damage	Minor	$500–3,000
bathroom fixtures · No visible damage	Minor	$500–3,000
HVAC system · New AC	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Resale Replace kitchen cabinets — Modernizes the kitchen and adds value ↑
• Resale Replace bathroom fixtures — Modernizes the bathrooms and adds value ↑
• Resale Replace HVAC system — Ensures comfort and energy efficiency ↑

ⓘ 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 — 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

+66.7% since first listed

6 events — show timeline

• 2026-05-26 Listed $250,000 FSBO.com
• 2024-03-07 Sold (MLS) $140,000 MARMLS
• 2024-02-16 Pending — MARMLS
• 2023-12-14 Relisted — MARMLS
• 2023-12-08 Pending — MARMLS
• 2023-11-06 Listed $150,000 MARMLS