1270 SE 31st Ct Unit 204-35 · Homestead, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 32 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +14.7/15.0
- Cash flow +11.5/30.0
- 1% rule +5.6/10.0
- Livability +3.9/5.0
- Condition / age +3.8/5.0
- DSCR +3.4/10.0
- Schools +2.5/10.0
- Appreciation +2.4/10.0
- Rent growth +1.7/5.0
$175,000
1270 SE 31st Ct Unit 204-35 · Homestead, FL 33035
2 bd · 2.0 ba · 815 sqft · Condo
· 88 Days on market
Built 2004
Garage
$215/sqft
· 16% below area
Est $208k · 16% under
$318/mo HOA · 17% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Attention Realtors. .. This unit won't last. .. It is in excellent condition - looks like brand new. Community has security gate and community pool. Very conveniently located near FL Turnpike and close to shopping and restaurants. A must see!
Key facts
- Gated community
- Guest parking
- Prime location
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $157k (10.2% below list).
- Meets the 1% rule at list price ($2k rent vs $175k).
- Recommended offer: $157k (10.2% 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 falling (-3.2%/yr); 643 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
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 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 10y 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 $87k; list at $175k implies a 101% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo.
- Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$157,116
(10.2% below list)
Questions for the listing agent
- 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?
- It's been on market 88 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.06% ✓
- Cap rate
- 5.90%
- Cash-on-cash
- -1.40%
- DSCR
- 0.94
- GRM
- 7.8
CMA / ARV
- ARV (median comp)
- $208,225
- List price
- $175,000
- Delta
- -15.96%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2911 SE 13th Ave Unit 102-49 | 0.09mi | 2/2.0 | 822 (+1%) | 1mo | $175,000 | $213 | 94 |
| 1271 SE 27th St #204 | 0.26mi | 2/2.0 | 815 (0%) | 12mo | $180,000 | $221 | 78 |
| 1271 SE 27th St #203 | 0.26mi | 2/2.0 | 815 (0%) | 14mo | $180,000 | $221 | 76 |
| 2621 SE 12th Rd #204 | 0.35mi | 2/2.0 | 815 (0%) | 10mo | $177,500 | $218 | 76 |
| 2651 SE 12th Rd #203 | 0.32mi | 2/2.0 | 815 (0%) | 12mo | $177,500 | $218 | 75 |
| 2651 SE 12th Rd #204 | 0.32mi | 2/2.0 | 815 (0%) | 13mo | $185,500 | $228 | 75 |
| 2621 SE 12th Rd #203 | 0.35mi | 2/2.0 | 815 (0%) | 12mo | $177,500 | $218 | 74 |
| 805 N Franklin Ave Unit 805C | 1.46mi | 2/1.5 | 863 (+6%) | 1mo | $168,000 | $195 | 52 |
| 35250 SW 177 Ct | 1.24mi | 2/2.0 | 850 (+4%) | 15mo | $128,000 | $151 | 45 |
| 889 Hamilton Dr Unit 889D | 1.09mi | 2/2.0 | 960 (+18%) | 2mo | $185,000 | $193 | 39 |
| 1022 Adams Ave Unit 1022C | 1.37mi | 2/2.0 | 960 (+18%) | 10mo | $185,000 | $193 | 32 |
| 1017 Washington Cir Unit F | 1.36mi | 1/1.0 (-1) | 685 (-16%) | 11mo | $168,500 | $246 | 22 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -25.8%
- Equity multiple
- 0.15×
- Total profit
- $-41,419
- Equity at exit
- $26,093
10-year hold
- IRR
- -44.1%
- Equity multiple
- -0.35×
- Total profit
- $-66,207
- Equity at exit
- $15,131
Cash invested: $49,000 (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.
Active competition Active MLS
- For sale now
- 2 active · 2 under contract
- Median asking
- $199,500 ($230/sqft)
- Median days on market
- 293 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +11.2% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33035
- Home prices YoY
- -1.4%
- Rents YoY
- -3.2%
- Active inventory
- 643
- Price-to-rent
- 7.8×
Monthly cashflow live
↻
- Estimated rent
- $1,861 high interval (Pro) →
- Mortgage (P&I)
- −$918
- Tax est. 1.5%
- −$219 /mo · $2,625/yr
- Insurance
- −$73
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$318
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$391
- Net cashflow
- $-124
Break-even live
Break-even rent
$2,018
Max offer price
$157,116
Occupancy floor
—
Sensitivity live
| Price | -10% $-3 | -5% $-63 | +0% $-124 | +5% $-184 | +10% $-245 |
|---|---|---|---|---|---|
| Rent | -10% $-271 | -5% $-197 | +0% $-124 | +5% $-50 | +10% $23 |
| Rate | -1.0pp $-35 | -0.5pp $-79 | base $-124 | +0.5pp $-169 | +1.0pp $-215 |
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
- $43,750
- Closing costs
- $5,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1260 SE 31st Ct Unit 204-34 Homestead, FL | 2.0 | 2.0 | 815 | $1,700 | $2.09 | 113d | 1 | 0.02mi |
| 1260 SE 31st Ct Unit 204-34 Homestead, FL | 2.0 | 2.0 | 815 | $1,600 | $1.96 | 46d | 1 | 0.02mi |
| 1270 SE 31st Ct Unit 102-35 Homestead, FL | 2.0 | 2.0 | 822 | $1,800 | $2.19 | 56d | 1 | 0.03mi |
| 1270 SE 31st Ct Unit 102-35 Homestead, FL | 2.0 | 2.0 | 822 | $1,800 | $2.19 | 37d | 1 | 0.03mi |
| 2930 SE 13th Ave Unit 202-52 Homestead, FL | 2.0 | 2.0 | 815 | $1,950 | $2.39 | 40d | 1 | 0.03mi |
| 2930 SE 13th Ave #204 Homestead, FL | 2.0 | 2.0 | 815 | $1,585 | $1.94 | 6d | 1 | 0.03mi |
| 2930 SE 13th Ave Unit 101-52 Homestead, FL | 3.0 | 2.0 | 1099 | $1,800 | $1.64 | 68d | 1 | 0.03mi |
| 2930 SE 13th Ave Unit 202-52 Homestead, FL | 2.0 | 2.0 | 815 | $1,900 | $2.33 | 37d | 1 | 0.03mi |
| 1250 SE 31st Ct Unit 106-33 Homestead, FL | 3.0 | 2.0 | 1099 | $1,778 | $1.62 | 11d | 1 | 0.04mi |
| 2931 SE 13th Ave Unit 202-47 Homestead, FL | 2.0 | 2.0 | 815 | $1,750 | $2.15 | 117d | 1 | 0.06mi |
| 2931 SE 13th Ave Unit 202-47 Homestead, FL | 2.0 | 2.0 | 815 | $1,650 | $2.02 | 45d | 1 | 0.06mi |
| 2931 SE 13th Ave Unit 104-47 Homestead, FL | 2.0 | 2.0 | 822 | $1,790 | $2.18 | 120d | 1 | 0.06mi |
| 2931 SE 13th Ave Unit 104-47 Homestead, FL | 2.0 | 2.0 | 822 | $1,790 | $2.18 | 46d | 1 | 0.06mi |
| 1300 SE 31st Ct Unit 201-36 Homestead, FL | 3.0 | 2.0 | 1024 | $2,100 | $2.05 | 120d | 1 | 0.06mi |
| 1300 SE 31st Ct Unit 201-36 Homestead, FL | 3.0 | 2.0 | 1024 | $2,000 | $1.95 | 105d | 1 | 0.06mi |
| 2931 SE 12th Rd Unit 204-55 Homestead, FL | 2.0 | 2.0 | 815 | $1,750 | $2.15 | 82d | 1 | 0.07mi |
| 2931 SE 12th Rd Unit 204-55 Homestead, FL | 2.0 | 2.0 | 815 | $1,750 | $2.15 | 120d | 1 | 0.07mi |
| 2931 SE 12th Rd Unit 106-55 Homestead, FL | 3.0 | 2.0 | 1099 | $2,300 | $2.09 | 89d | 1 | 0.07mi |
| 2931 SE 12th Rd Unit 106-55 Homestead, FL | 3.0 | 2.0 | 1099 | $2,300 | $2.09 | 37d | 1 | 0.07mi |
| 1311 SE 31st Ct #205 Homestead, FL | 2.0 | 2.0 | 820 | $1,600 | $1.95 | 3d | 1 | 0.08mi |
| 2921 SE 12th Rd Unit 104-56 Homestead, FL | 2.0 | 2.0 | 822 | $1,750 | $2.13 | 19d | 1 | 0.08mi |
| 1251 SE 31st Ct Unit 106-54 Homestead, FL | 3.0 | 2.0 | 1099 | $1,999 | $1.82 | 6d | 1 | 0.08mi |
| 2921 SE 13th Ave #103 Homestead, FL | 2.0 | 2.0 | 830 | $1,700 | $2.05 | 3d | 1 | 0.09mi |
| 2921 SE 13th Ave #205 Homestead, FL | 2.0 | 2.0 | 815 | $1,650 | $2.02 | 3d | 1 | 0.09mi |
| 2930 SE 12th Rd Unit 204-31 Homestead, FL | 2.0 | 2.0 | 815 | $1,850 | $2.27 | 120d | 1 | 0.09mi |
| 2930 SE 12th Rd Unit 203-31 Homestead, FL | 2.0 | 2.0 | 815 | $1,750 | $2.15 | 120d | 1 | 0.09mi |
| 2930 SE 12th Rd Unit 204-31 Homestead, FL | 2.0 | 2.0 | 815 | $1,725 | $2.12 | 49d | 1 | 0.09mi |
| 2930 SE 12th Rd Unit 205-31 Homestead, FL | 2.0 | 2.0 | 815 | $1,650 | $2.02 | 11d | 1 | 0.09mi |
| 2930 SE 12th Rd Unit 204-31 Homestead, FL | 2.0 | 2.0 | 815 | $1,725 | $2.12 | 61d | 1 | 0.09mi |
| 2921 SE 13th Ave Unit 106-48 Homestead, FL | 3.0 | 2.0 | 1099 | $1,800 | $1.64 | 120d | 1 | 0.10mi |
| 2911 SE 13th Ave Unit 104-49 Homestead, FL | 2.0 | 2.0 | 822 | $1,700 | $2.07 | 37d | 1 | 0.10mi |
| 2921 SE 13th Ave Unit 205-48 Homestead, FL | 2.0 | 2.0 | 815 | $1,650 | $2.02 | 11d | 1 | 0.10mi |
| 2911 SE 13th Ave Unit 202-49 Homestead, FL | 2.0 | 2.0 | 815 | $1,650 | $2.02 | 120d | 1 | 0.10mi |
| 2910 SE 13th Rd Unit 205-44 Homestead, FL | 2.0 | 2.0 | 815 | $1,800 | $2.21 | 37d | 1 | 0.12mi |
| 2910 SE 13th Rd Unit 204-44 Homestead, FL | 2.0 | 2.0 | 815 | $1,800 | $2.21 | 18d | 1 | 0.12mi |
| 2910 SE 13th Rd Unit 205-44 Homestead, FL | 2.0 | 2.0 | 815 | $1,590 | $1.95 | 35d | 1 | 0.12mi |
| 2910 SE 13th Rd Unit 104-44 Homestead, FL | 2.0 | 2.0 | 822 | $1,650 | $2.01 | 6d | 1 | 0.12mi |
| 2901 SE 13th Rd Unit 105-41 Homestead, FL | 2.0 | 2.0 | 822 | $1,900 | $2.31 | 120d | 1 | 0.12mi |
| 2901 SE 13th Rd Unit 105-41 Homestead, FL | 2.0 | 2.0 | 822 | $1,653 | $2.01 | 41d | 1 | 0.12mi |
| 2910 SE 13th Rd Homestead, FL | 2.0 | 2.0 | 815 | $1,800 | $2.21 | 45d | 1 | 0.12mi |
Property features AI
Finance
- Other
- Pets allowed (dogs OK)
- HOA & community
- Monthly association fee of $318 (includes parking)
Exterior
- Parking
- Assigned parkingTwo covered parking spacesTwo-car garage
- Security
- Key card entry
- Utilities
- Electric cooling and heating
- Home design
- Two-story propertyEntry located on the second floor
- Construction
- Block constructionEffective year built
- Exterior features
- Fenced yard
Interior
- Kitchen
- Electric rangeMicrowaveDishwasherRefrigerator
- Flooring
- Tile
- Bathrooms
- Two full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)
- Interior features
- Second-floor entryOther interior features
- Laundry & utility
- WasherDryer
HOA detail $318/mo · $3,816/yr condo
- Likely covers
- poolsecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-15days on market $175,000 Active 88 DOM
-
2026-08-14days on market $175,000 Active 87 DOM
-
2026-08-13days on market $175,000 Active 86 DOM
-
2026-08-12days on market $175,000 Active 85 DOM
-
2026-08-11days on market $175,000 Active 84 DOM
-
2026-08-10days on market $175,000 Active 83 DOM
-
2026-08-09days on market $175,000 Active 82 DOM
-
2026-08-08days on market $175,000 Active 81 DOM
-
2026-08-06days on market $175,000 Active 79 DOM
-
2026-08-05days on market $175,000 Active 78 DOM
-
2026-08-04days on market $175,000 Active 77 DOM
-
2026-08-03days on market $175,000 Active 76 DOM
-
2026-07-31days on market $175,000 Active 73 DOM
-
2026-07-28days on market $175,000 Active 70 DOM
-
2026-07-26days on market $175,000 Active 68 DOM
-
2026-07-24days on market $175,000 Active 66 DOM
-
2026-07-23days on market $175,000 Active 65 DOM
-
2026-07-22days on market $175,000 Active 64 DOM
-
2026-07-21days on market $175,000 Active 63 DOM
-
2026-07-20days on market $175,000 Active 62 DOM
-
2026-07-18days on market $175,000 Active 60 DOM
-
2026-07-18days on market $175,000 Active 59 DOM
-
2026-07-16days on market $175,000 Active 58 DOM
-
2026-07-15days on market $175,000 Active 57 DOM
-
2026-07-14days on market $175,000 Active 56 DOM
-
2026-07-13days on market $175,000 Active 55 DOM
-
2026-07-13days on market $175,000 Active 54 DOM
-
2026-07-11days on market $175,000 Active 53 DOM
-
2026-07-10days on market $175,000 Active 52 DOM
-
2026-07-09days on market $175,000 Active 51 DOM
-
2026-07-07days on market $175,000 Active 49 DOM
-
2026-07-06days on market $175,000 Active 48 DOM
-
2026-07-06days on market $175,000 Active 47 DOM
-
2026-07-05days on market $175,000 Active 46 DOM
-
2026-07-03days on market $175,000 Active 45 DOM
-
2026-07-02days on market $175,000 Active 44 DOM
-
2026-07-01days on market $175,000 Active 43 DOM
-
2026-06-30days on market $175,000 Active 42 DOM
-
2026-06-29days on market $175,000 Active 41 DOM
-
2026-06-28days on market $175,000 Active 40 DOM
-
2026-06-27days on market $175,000 Active 39 DOM
-
2026-06-26days on market $175,000 Active 38 DOM
-
2026-06-24days on market $175,000 Active 36 DOM
-
2026-06-22days on market $175,000 Active 34 DOM
-
2026-06-21days on market $175,000 Active 33 DOM
-
2026-06-18days on market $175,000 Active 30 DOM
-
2026-06-17days on market $175,000 Active 29 DOM
-
2026-06-16days on market $175,000 Active 28 DOM
-
2026-06-15days on market $175,000 Active 27 DOM
-
2026-06-13days on market $175,000 Active 25 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 10/10 Extreme 7 d/yr ≥106°F today · 32 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $22,333
- − Mortgage interest
- −$9,803
- − Property taxes
- −$2,625
- − Insurance
- −$1,672
- − Repairs & maintenance
- −$1,787
- − Management
- −$1,787
- − HOA
- −$3,816
- − Depreciation
- −$5,091
- Taxable loss
- −$4,247
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,019
- After-tax cash flow
- $-464/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
75/100
Cosmetic rehab
Est. rehab $4,075–$12,225 screening
This well-maintained two-bedroom, two-bath condo in a desirable gated community near the Florida Keys is ready for a fresh coat of paint and some kitchen and bathroom updates to maximize its resale and rental value.
Repairs flagged
- Minor kitchen cabinets and countertops — Newer appliances but dated cabinets and countertops.
- Minor bathroom fixtures — Functional but dated fixtures in the bathroom.
Value-add opportunities
- Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Replace kitchen cabinets and countertops — Modernizing the kitchen improves functionality and aesthetics. ↑
- Both Upgrade bathroom fixtures — Newer fixtures enhance the bathroom's functionality and appearance. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 25/100
Zoned Schools
Elementary
Gateway Environmental K-8 Learning Center
F
FL #1,943/2,144
Nat'l #28,012/41,679
Middle
Homestead Middle School
F
FL #532/571
Nat'l #10,795/14,009
High
Homestead Senior High School
F
FL #533/667
Nat'l #13,485/17,239
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
B
Composite livability gradescore 78/100
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 · 3,126,439 people
- City population
- 191,470
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 17,202
- Household income
- $68,354
- Rent vs Own
- Severe rent burden
- 3% of renters
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 0.55)
- Race & ethnicity
- Hispanic / Latino 63% Two or more races 35% Black 18% White 12%
- Hispanic origin (detail)
- Mexican 6% Puerto Rican 13% Cuban 25% Dominican 2% Salvadoran 1%
- Common ancestry
- Hispanic 6% Lithuanian 3% Estonian 1%
- Foreign-born
- 33% · Canada, Dominican Republic, Jamaica
- Languages at home
- 32% English-only · Spanish 60% French/Haitian/Cajun 7% 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
- ▼ -5.24%
- Current HPI
- 369.3031
- Rent YoY
- ▼ -3.20%
- 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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
+94.4% since first listed6 events — show timeline
- 2026-05-11 Listed $175,000 MARMLS
- 2025-02-08 Rental Removed $1,850 MARMLS
- 2025-01-14 Listed for Rent $1,850 MARMLS
- 2016-07-08 Sold (MLS) $87,000 MARMLS
- 2016-04-18 Pending — MARMLS
- 2016-03-31 Listed $90,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…