17255 SW 95th Ave #459 · Palmetto Bay, FL 33157

$190,000

1 bd · 1.0 ba · 664 sqft · Condo public records · 167 Days on market

Built 1971 $454/mo HOA · 22% 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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS GREAT OPPORTUNITY! in the Palmetto Bay area This spacious corner unit includes a den for home office, play area or guest room. Only minutes from mayor highways, shopping center well know Dadeland Mall and The Falls.

Key facts

• Shopping center
• The falls
• Den for home office

Tags

• CORNER UNIT
• DEN FOR HOME OFFICE
• MINUTES FROM HIGHWAYS
• SHOPPING CENTER
• DADELAND MALL
• THE FALLS

Property features AI

Finance

• Financial info: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, trash service, and elevators; Association fee covers common areas, insurance, laundry, grounds maintenance, pool(s), recreation facilities, trash and water

Exterior

• Parking: One designated parking space
• Security: Smoke detectors
• Utilities: Has cooling (central air); Has heating (gas)
• Home design: Attached property; 4-story building; Entry on 4th level; Effective year built
• Construction: Block construction
• Exterior features: Fenced complex

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Gas heating
• Interior features: Elevator
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-69 ($-826/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.4% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#315 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety 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 (-0.8%/yr); 376 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); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/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

• It's been on market 167 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $32k; list at $190k implies a 494% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% 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 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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?
10. 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.
11. 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.
12. 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: 1.10% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 7.6

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-41,008
• Equity at exit: $28,330

10-year hold

• IRR: -34.5%
• Equity multiple: -0.20×
• Total profit: $-63,846
• Equity at exit: $16,428

Cash invested: $53,200 (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 33157

• Rents YoY: -0.8%
• Active inventory: 376
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$996
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$79
• HOA: −$454
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-69

Break-even live

Break-even rent $2,173

Max offer price $177,834

Occupancy floor 98%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$1,800	$2.46	7d	3	0.04mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$1,650	$2.25	18d	4	0.04mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$1,600	$2.18	19d	4	0.04mi
9500 SW 174th St Palmetto Bay, FL	3.0	1.0–2.0	980	$2,608	$2.66	2d	16	0.08mi
9420 SW 174th St Palmetto Bay, FL	1.0	1.0	719	$2,678	$3.72	24d	1	0.08mi
9420 SW 174th St Palmetto Bay, FL	—	1.0	627	$2,449	$3.91	12d	1	0.08mi
17945 SW 97th Ave Palmetto Bay, FL	1.0–3.0	1.0–2.0	1052	$2,254	$2.14	2d	20	0.42mi
9751 Wayne Ave #6 Miami, FL	1.0	1.0	533	$1,600	$3.00	20d	1	0.44mi
9600 SW 164th St Unit 1 Miami, FL	1.0	1.0	600	$1,600	$2.67	7d	1	0.61mi
9600 SW 164th St Unit 1 Miami, FL	1.0	1.0	600	$1,600	$2.67	16d	1	0.61mi
18301 S Dixie Hwy Miami, FL	3.0	1.0–2.0	885	$2,469	$2.79	3d	24	0.75mi
10272 SW 178th St Unit 1 Miami, FL	2.0	1.0	500	$2,200	$4.40	24d	1	0.85mi
18412 Homestead Ave Miami, FL	1.0–3.0	1.0–2.0	859	$1,950	$2.27	24d	1	1.02mi
18505 Homestead Ave Miami, FL	2.0	1.0–2.0	621	$1,538	$2.48	24d	1	1.10mi
10595 SW 171st St Unit 10595 Miami, FL	1.0	1.0	650	$1,975	$3.04	3d	1	1.15mi
10595 SW 171st St Unit 10595 Miami, FL	1.0	1.0	650	$1,975	$3.04	5d	1	1.15mi
10595 SW 171st St Miami, FL	1.0	1.0	650	$1,800	$2.77	24d	1	1.15mi
10615 SW 171st St Miami, FL	1.0	1.0	650	$1,850	$2.85	24d	1	1.16mi
16601 SW 83rd Ct Unit 3 Palmetto Bay, FL	2.0	1.0	551	$2,000	$3.63	3d	1	1.27mi
9761 SW 152nd St Miami, FL	1.0–2.0	1.0–2.0	740	$1,913	$2.59	1d	14	1.43mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   days on market $190,000 Active 167 DOM
2. 2026-06-04
   days on market $190,000 Active 164 DOM
3. 2026-06-03
   days on market $190,000 Active 163 DOM
4. 2026-06-02
   days on market $190,000 Active 162 DOM
5. 2026-06-01
   days on market $190,000 Active 161 DOM
6. 2026-05-31
   days on market $190,000 Active 160 DOM
7. 2025-12-22
   listed $190,000 Active
8. 2025-11-06
   historical
9. 2025-05-07
   listed $190,000 Active
10. 2012-03-10
    soldstatus $32,000
11. 2005-01-21
    soldstatus $16,210,000

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,247 · $187/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 30 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: $25,032
• − Mortgage interest: −$10,643
• − Property taxes: −$2,247
• − Insurance: −$950
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$5,448
• − Depreciation: −$5,527
• Taxable loss: −$3,788
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $83/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 — Palmetto Bay

• Score: 73/100
• State rank: #315
• US rank: #5165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto Bay, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 75,634
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 70,596
• Household income: $81,589
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2340.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% Black 19% White 19% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 30% Dominican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 42% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 52% French/Haitian/Cajun 2% 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: ▼ -457.85%
• Current HPI: 481.93
• Rent YoY: ▼ -0.75%
• 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

-98.8% since first listed

5 events — show timeline

• 2025-12-22 Listed $190,000 MARMLS
• 2025-11-06 Listing Removed — MARMLS
• 2025-05-07 Listed $190,000 MARMLS
• 2012-03-10 Sold (Public Records) $32,000 Public Records
• 2005-01-21 Sold (Public Records) $16,210,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,247 · +5.1% YoY. Source: county tax records.