12810 SW 17 St · Tamiami, FL 33175

$159,000

5 bd · 4.0 ba · 1,000 sqft · Manufactured · 14 Days on market

Built 1991 Fair condition $1000/mo HOA · 26% of rent

---

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 +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY FOR INVESTMENT. BEAUTIFUL HOME. 5 BEDS AND 4 BATHS. SPLIT IN 3 RENTS: 3/2 FOR $2,600. 1/1 FOR $1,200. + 1/1 for $1,100, EACH WITH KITCHENET (ERANGE + REFRIGERATOR + MICROWAVE). LAUNDRY UNIT OUTSIDE. POOL, TENNIS, PLAY GROUND.

Key facts

• Kitchenet
• Tennis
• Laundry unit outside

Tags

• KITCHENET
• LAUNDRY UNIT OUTSIDE
• POOL
• TENNIS
• PLAY GROUND

Property features AI

Finance

• Other: Pets allowed
• Financial info: No additional financial details provided
• HOA & community: Homeowners association with monthly fee ($1,000/month); Association amenities: Clubhouse, Playground, Pool, Tennis courts; Community is non-gated; Community contains about 100 units

Exterior

• Parking: Detached carport; 2 covered carport spaces
• Security: No specific security features listed
• Utilities: Cable available; Water assessment paid; Sewer assessment paid
• Home design: Single-story building; Northeast-facing; Resale property; On-site management
• Construction: Aluminum siding; Metal frame construction; Metal roof
• Exterior features: Community pool; Southwest exposure

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: One bedroom (10 x 10)
• Flooring: Tile flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Unfurnished; No additional interior features listed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath manufactured listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Cap rate 13.6% vs local median 3.4% in Tamiami — 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 79/100 on livability (#146 in FL, #2,197 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living D, 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 rising fast (+4.2%/yr); 188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,880/mo this rent would consume 60% of the median local household income ($78k/yr) (locally 1270% 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $159,000

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.44% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.05%
• DSCR: 2.16
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.92×
• Total profit: $41,173
• Equity at exit: $23,707

10-year hold

• IRR: 31.3%
• Equity multiple: 4.09×
• Total profit: $137,624
• Equity at exit: $13,747

Cash invested: $44,520 (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 33175

• Rents YoY: 4.2%
• Active inventory: 188
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,880 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $967

Break-even live

Break-even rent $2,657

Max offer price $159,000

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11780 SW 18th St #230 Miami, FL	4.0	2.0	1294	$2,500	$1.93	24d	1	1.07mi
550 SW 115th Ave Unit 310F Miami, FL	4.0	3.5	1426	$3,200	$2.24	24d	1	1.45mi

HOA detail

• Monthly dues: $1,000 · $12,000/yr
• Likely covers: pool

Listing history 9 events

1. 2026-06-18
   days on market $159,000 Active 14 DOM
2. 2026-06-17
   days on market $159,000 Active 13 DOM
3. 2026-06-16
   days on market $159,000 Active 12 DOM
4. 2026-06-15
   days on market $159,000 Active 11 DOM
5. 2026-06-13
   days on market $159,000 Active 9 DOM
6. 2026-06-09
   days on market $159,000 Active 5 DOM
7. 2026-06-08
   days on market $159,000 Active 4 DOM
8. 2026-06-07
   remarks 245-char remark
9. 2026-06-07
   listed $159,000 Active 3 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: $46,563
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,725
• − Management: −$3,725
• − HOA: −$12,000
• − Depreciation: −$4,625
• Taxable income: $10,401
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $9,103/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations, focusing on the kitchen and bathroom, to significantly improve its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Dirty and cluttered, needs replacement
• Major Bathroom paint — Dated and in need of a fresh coat
• Minor Exterior siding — Some discoloration

Value-add opportunities

• Both Paint kitchen and bathroom — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen countertops — New countertops improve functionality and appearance
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Dirty and cluttered, needs replacement	Major	$15,000–50,000
Bathroom paint · Dated and in need of a fresh coat	Major	$15,000–50,000
Exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint kitchen and bathroom — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen countertops — New countertops improve functionality and appearance ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ 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 — Tamiami

• Score: 79/100
• State rank: #146
• US rank: #2197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamiami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 80,608
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,237
• Household income: $77,841
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1270.0

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: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 46% White 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 72%
• Common ancestry: Italian 1%
• Foreign-born: 67% · Canada, Jamaica, Dominican Republic
• Languages at home: 8% English-only · Spanish 89% Other Indo-European 1% Tagalog/Filipino 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: ▼ -528.20%
• Current HPI: 459.1413
• Rent YoY: ▲ 4.19%
• 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

-0.6% since first listed

4 events — show timeline

• 2026-06-04 Listed $159,000 FORTMLS
• 2022-09-06 Listing Removed — MARMLS
• 2022-07-23 Relisted — MARMLS
• 2022-06-18 Listed $159,900 MARMLS