665 NE 195th St #222 · Ives Estates, FL 33179

$99,000

1 bd · 1.0 ba · 952 sqft · Condo public records · 80 Days on market

Built 1973 $800/mo HOA · 39% 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).

• Cash flow +18.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash ONLY. Rare value-add property in a convenient neighborhood, perfect for investors or buyers comfortable with non-traditional financing. Sold AS-IS; strong potential for rehab, or resale after updates. Highlights: Prime location with easy access to shopping, transit and major routes. Spacious lot, functional layout, and solid bones await cosmetic and systems upgrades. Cash buyers preferred for quick closing; seller financing may be available to qualified buyers with acceptable terms. Buyer to verify all information, inspections encouraged.

Key facts

• Solid bones
• Functional layout
• Prime location

Tags

• PRIME LOCATION
• EASY ACCESS TO SHOPPING
• FUNCTIONAL LAYOUT
• SOLID BONES

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee ($800); Association covers security and trash; Community amenities: clubhouse, laundry, pool

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Security: Secured lobby; Security guard
• Utilities: Central heating and cooling
• Home design: 4-story building; Entry located on level 2; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Association pool; Has view; Property is attached

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Laminate flooring
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.6% in Ives Estates — 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 77/100 on livability (#191 in FL, #3,061 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment C-, 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.
• Zoned schools: Madie Ives K-8 Preparatory Academy (math 34% / reading 47%, grade F, #1,471 of 2,144 statewide, top 69%, 1,042 students, 64% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL).
• Market conditions: Rents flat; 573 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($65k/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 $684 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $99k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 D-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. 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: 2.05% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.47×
• Total profit: $-14,737
• Equity at exit: $14,761

10-year hold

• IRR: -24.2%
• Equity multiple: 0.13×
• Total profit: $-23,999
• Equity at exit: $8,560

Cash invested: $27,720 (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 33179

• Rents YoY: 0.2%
• Active inventory: 573
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$519
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$41
• HOA: −$800
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $99

Break-even live

Break-even rent $1,905

Max offer price $99,000

Occupancy floor 90%

Sensitivity live

Price	-10% $155	-5% $127	+0% $99	+5% $71	+10% $43
Rent	-10% $-62	-5% $19	+0% $99	+5% $179	+10% $259
Rate	-1.0pp $149	-0.5pp $124	base $99	+0.5pp $73	+1.0pp $47

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,699	$2.08	21d	3	1.22mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,650	$2.02	5d	4	1.22mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	4d	1	1.28mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	9d	1	1.36mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	18d	1	1.36mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	25d	1	1.37mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	6d	1	1.37mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	16d	1	1.37mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	25d	1	1.37mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	25d	1	1.38mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	9d	1	1.39mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	25d	1	1.39mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	25d	1	1.39mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	12d	1	1.40mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	5d	1	1.44mi
5510 SW 38th St West Park, FL	2.0	1.0	855	$2,250	$2.63	3d	1	1.44mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	5d	1	1.44mi
3700 SW 52nd Ave Hollywood, FL	2.0	2.0	850	$1,446	$1.70	25d	1	1.45mi
3721 SW 54th Ave West Park, FL	2.0	1.0	768	$2,100	$2.73	14d	1	1.47mi
5710 SW 38th St West Park, FL	2.0	1.0	835	$2,400	$2.87	25d	1	1.48mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 80 DOM
2. 2026-06-18
   days on market $99,000 Active 77 DOM
3. 2026-06-17
   days on market $99,000 Active 76 DOM
4. 2026-06-16
   days on market $99,000 Active 75 DOM
5. 2026-06-15
   days on market $99,000 Active 74 DOM
6. 2026-06-13
   days on market $99,000 Active 72 DOM
7. 2026-06-09
   days on market $99,000 Active 68 DOM
8. 2026-06-08
   days on market $99,000 Active 67 DOM
9. 2026-06-07
   days on market $99,000 Active 66 DOM
10. 2026-06-04
    days on market $99,000 Active 63 DOM
11. 2026-06-03
    days on market $99,000 Active 62 DOM
12. 2026-06-02
    days on market $99,000 Active 61 DOM
13. 2026-06-01
    days on market $99,000 Active 60 DOM
14. 2026-05-31
    days on market $99,000 Active 59 DOM
15. 2026-04-02
    listed $99,000 Active
16. 2002-09-03
    soldstatus $57,000
17. 1998-06-04
    soldstatus $38,000
18. 1978-06-01
    soldstatus $35,500

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,736 · $145/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 5/10 Major FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 4 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,363
• − Mortgage interest: −$5,546
• − Property taxes: −$1,736
• − Insurance: −$495
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$9,600
• − Depreciation: −$2,880
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,136/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 — Ives Estates

• Score: 77/100
• State rank: #191
• US rank: #3061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ives Estates, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,591
• Household income: $65,211
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 3123.0

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 0.67)
• Race & ethnicity: Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 13% Scotch-Irish 2% Romanian 2%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 2%

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: ▼ -608.34%
• Current HPI: 328.1733
• Rent YoY: ▲ 0.22%
• 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

+178.9% since first listed

4 events — show timeline

• 2026-04-02 Listed $99,000 MARMLS
• 2002-09-03 Sold (Public Records) $57,000 Public Records
• 1998-06-04 Sold (Public Records) $38,000 Public Records
• 1978-06-01 Sold (Public Records) $35,500 Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,736 · -0.4% YoY. Source: county tax records.