25051 SW 129th Ct · Princeton, FL 33032

$286,888

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 11 Days on market

Built 1990 4,500 sqft lot $33/mo HOA · 1% 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 STORY SINGLE FAMILY HOME WITH 3 BEDROOMS-ALL UPSTAIRS, 2.5 BATHROOMS, FAMILY ROOM, FORMAL DINING ROOM, LIVING ROOM, SCREENED REAR COVERED TERRACE. TILED 1ST FLOOR & 2ND FLOOR ALL CARPETED-(REPLACED 2012), DISHWASHER REPLACED 2013, REFRIGERATOR REPLACED IN 2012, AC UNIT REPLACED 2012, ROOF REPLACED IN 2006. 1 CAR GARAGE. FENCED LOT. THIS IS A GOOD SOLID HOME.

Key facts

• Covered terrace
• Spacious kitchen
• Private yard

Tags

• SPACIOUS KITCHEN
• MASTER BATHROOM
• LARGE WALK IN CLOSET
• PRIVATE YARD
• COVERED TERRACE

Property features AI

Finance

• HOA & community: Association fee $33 monthly

Exterior

• Parking: Driveway; Garage door opener; 1-car garage (covered)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces west
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Exterior lighting; Paved road access; Less than quarter acre lot

Interior

• Bedrooms: Upper-level primary
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: First floor entry; Upper-level primary bedroom; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $287k).
• Cap rate 7.8% vs local median 3.1% in Princeton — 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 69/100 on livability (#468 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, health & safety B+; Watch: schools 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 soft (-1.0%/yr); 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,103/mo this rent would consume 51% of the median local household income ($73k/yr) (locally 3351% 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 $9k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $158k; list at $287k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,888

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $575,092
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24965 SW 128th Pl	0.09mi	3/2.0	1,565 (-12%)	11mo	$470,000	$300	66
13241 SW 251st Ln	0.33mi	4/3.0 (+1)	1,785 (-0%)	22mo	$575,000	$322	57
25355 SW 135th Ct	0.71mi	4/2.0 (+1)	1,789 (+0%)	6mo	$514,000	$287	57
24950 SW 127th Ct	0.22mi	4/2.0 (+1)	1,590 (-11%)	12mo	$530,000	$333	57
13432 SW 255th Ter	0.65mi	4/3.0 (+1)	1,685 (-6%)	18mo	$548,900	$326	36

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-31,803
• Equity at exit: $42,776

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-31,923
• Equity at exit: $24,805

Cash invested: $80,329 (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 33032

• Home prices YoY: -29.8%
• Rents YoY: -1.0%
• Active inventory: 586
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,103 high
• Mortgage (P&I): −$1,504
• Tax from tax record: −$423 /mo · $5,074/yr
• Insurance: −$120
• HOA: −$33
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $372

Break-even live

Break-even rent $2,633

Max offer price $286,888

Occupancy floor 83%

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: $71,722
• Closing costs: $8,607
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24700 SW 129th Ave Homestead, FL	2.0	1.0	1895	$2,680	$1.41	20d	1	0.17mi
12762 SW 248th St Homestead, FL	3.0	3.0	1686	$2,800	$1.66	24d	1	0.24mi
13344 Tropical Ave Princeton, FL	3.0	2.5	1463	$3,000	$2.05	24d	1	0.40mi
13344 Tropical Ave Princeton, FL	3.0	2.5	1463	$2,650	$1.81	2d	1	0.40mi
12875 SW 243rd Ter Homestead, FL	3.0	2.5	1548	$2,700	$1.74	24d	1	0.41mi
13063 SW 256th St Homestead, FL	3.0	2.0	1527	$3,600	$2.36	24d	1	0.41mi
12846 SW 243rd St Homestead, FL	4.0	2.5	1872	$3,200	$1.71	24d	1	0.44mi
12838 SW 243rd St Unit 12838 Princeton, FL	3.0	2.5	1648	$2,650	$1.61	7d	1	0.44mi
13381 SW 251st Ter Unit 201 Homestead, FL	2.0	2.0	1327	$1,950	$1.47	24d	1	0.46mi
12476 SW 248th St Unit 7 Princeton, FL	3.0	2.5	1416	$2,800	$1.98	24d	1	0.46mi
23503 SW 129th Path Unit 23503 Princeton, FL	3.0	2.5	1331	$2,900	$2.18	7d	1	0.46mi
12841 SW 243rd St Unit 12841 Homestead, FL	4.0	3.0	1892	$3,100	$1.64	22d	1	0.46mi
12841 SW 243rd St Unit 12841 Homestead, FL	4.0	3.0	1892	$3,200	$1.69	18d	1	0.46mi
25265 SW 134th Ave #4 Homestead, FL	4.0	3.5	1600	$2,800	$1.75	24d	1	0.51mi
12476 SW 248th St #5 Princeton, FL	3.0	2.5	1416	$2,800	$1.98	7d	1	0.56mi
12476 SW 248th St #5 Princeton, FL	3.0	2.5	1416	$2,800	$1.98	15d	1	0.56mi
12460 SW 248th St #8 Princeton, FL	3.0	3.0	1323	$2,599	$1.96	4d	1	0.57mi
12460 SW 248th St #8 Princeton, FL	3.0	3.0	1323	$2,599	$1.96	12d	1	0.57mi
12328 SW 251st Ter Homestead, FL	4.0	3.0	1896	$3,900	$2.06	24d	1	0.63mi
12328 SW 251st Ter Homestead, FL	4.0	3.0	1896	$4,100	$2.16	12d	1	0.63mi
12344 SW 255th Ter Homestead, FL	4.0	2.0	1766	$3,250	$1.84	20d	1	0.69mi
12344 SW 255th Ter Homestead, FL	4.0	2.0	1766	$3,250	$1.84	24d	1	0.69mi
13452 SW 256th Ter Homestead, FL	4.0	2.0	1510	$3,800	$2.52	24d	1	0.73mi
25912 SW 133rd Pl Homestead, FL	4.0	3.0	1289	$3,999	$3.10	24d	1	0.73mi
13869 SW 261st Ter Unit 13835 Princeton, FL	4.0	3.5	1436	$3,900	$2.72	18d	1	0.74mi
26161 SW 130th Ave Homestead, FL	4.0	3.0	1602	$4,100	$2.56	24d	1	0.77mi
13040 SW 262nd Ln Homestead, FL	4.0	2.0	1666	$3,100	$1.86	24d	1	0.83mi
26205 SW 133rd Ct Homestead, FL	3.0	2.0	1602	$3,200	$2.00	24d	1	0.87mi
13867 SW 261st Ter Princeton, FL	4.0	3.5	1436	$3,750	$2.61	24d	1	0.87mi
13875 SW 261st Ter Princeton, FL	4.0	3.5	1436	$3,750	$2.61	24d	1	0.87mi
24705 SW 129th Ave Unit 114 Princeton, FL	3.0	2.5	1466	$2,500	$1.71	24d	1	0.89mi
25450 SW 137th Ave Homestead, FL	4.0	3.0	2000	$2,900	$1.45	24d	1	0.93mi
23464 SW 129th Ave Unit 23464 Goulds, FL	3.0	2.5	1331	$2,800	$2.10	5d	1	0.95mi
23440 SW 129th Ave Homestead, FL	3.0	2.5	1331	$2,450	$1.84	24d	1	0.96mi
11962 SW 247th Ter Unit 11962 Homestead, FL	4.0	2.5	1820	$2,900	$1.59	24d	1	0.97mi
26508 SW 128th Ct Homestead, FL	3.0	2.0	1363	$2,800	$2.05	5d	1	0.97mi
26508 SW 128th Ct Homestead, FL	3.0	2.0	1363	$2,800	$2.05	10d	1	0.97mi
24600 SW 119th Pl Homestead, FL	3.0	2.5	1697	$3,200	$1.89	15d	1	0.98mi
24600 SW 119th Pl Princeton, FL	3.0	2.5	1697	$3,200	$1.89	16d	1	0.98mi
11934 SW 247th Ter Unit 11934 Princeton, FL	3.0	2.5	1695	$2,700	$1.59	24d	1	0.98mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 15 events

1. 2026-05-16
   status Pending
2. 2026-05-13
   status Active
3. 2026-04-30
   status Active
4. 2026-03-15
   status Pending
5. 2026-03-09
   listed $286,888 Active
6. 2022-02-15
   status Pending
7. 2022-02-15
   historical
8. 2022-02-11
   listed $420,000 Active
9. 2015-01-05
   soldstatus $158,000
10. 2015-01-05
    soldstatus $158,000
11. 2014-11-12
    soldstatus $158,000 Sold 369-char remark

    Show marketing remark (369 chars)

    2 STORY SINGLE FAMILY HOME WITH 3 BEDROOMS-ALL UPSTAIRS, 2.5 BATHROOMS, FAMILY ROOM, FORMAL DINING ROOM, LIVING ROOM, SCREENED REAR COVERED TERRACE. TILED 1ST FLOOR & 2ND FLOOR ALL CARPETED-(REPLACED 2012), DISHWASHER REPLACED 2013, REFRIGERATOR REPLACED IN 2012, AC UNIT REPLACED 2012, ROOF REPLACED IN 2006. 1 CAR GARAGE. FENCED LOT. THIS IS A GOOD SOLID HOME.

12. 2014-07-28
    status Pending 369-char remark

    Show marketing remark (369 chars)

    2 STORY SINGLE FAMILY HOME WITH 3 BEDROOMS-ALL UPSTAIRS, 2.5 BATHROOMS, FAMILY ROOM, FORMAL DINING ROOM, LIVING ROOM, SCREENED REAR COVERED TERRACE. TILED 1ST FLOOR & 2ND FLOOR ALL CARPETED-(REPLACED 2012), DISHWASHER REPLACED 2013, REFRIGERATOR REPLACED IN 2012, AC UNIT REPLACED 2012, ROOF REPLACED IN 2006. 1 CAR GARAGE. FENCED LOT. THIS IS A GOOD SOLID HOME.

13. 2014-06-24
    listed $179,900 Active 369-char remark

    Show marketing remark (369 chars)

    2 STORY SINGLE FAMILY HOME WITH 3 BEDROOMS-ALL UPSTAIRS, 2.5 BATHROOMS, FAMILY ROOM, FORMAL DINING ROOM, LIVING ROOM, SCREENED REAR COVERED TERRACE. TILED 1ST FLOOR & 2ND FLOOR ALL CARPETED-(REPLACED 2012), DISHWASHER REPLACED 2013, REFRIGERATOR REPLACED IN 2012, AC UNIT REPLACED 2012, ROOF REPLACED IN 2006. 1 CAR GARAGE. FENCED LOT. THIS IS A GOOD SOLID HOME.

14. 2001-08-16
    soldstatus $113,000
15. 1998-05-11
    soldstatus $81,000

ⓘ 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: $5,074 · $423/mo
• Projected year-2 tax: $5,074 · $423/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 (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 33 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: $37,238
• − Mortgage interest: −$16,070
• − Property taxes: −$5,074
• − Insurance: −$1,434
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − HOA: −$396
• − Depreciation: −$8,346
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $4,470/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 — Princeton

• Score: 69/100
• State rank: #468
• US rank: #8462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 62,021
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,132
• Household income: $73,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 3351.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 35% Black 20% White 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 31% Dominican 5%
• Common ancestry: Hispanic 3%
• Foreign-born: 45% · Canada, Jamaica, Dominican Republic
• Languages at home: 33% English-only · Spanish 64% French/Haitian/Cajun 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: ▼ -176.52%
• Current HPI: 415.9508
• Rent YoY: ▼ -0.99%
• 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

+254.2% since first listed

15 events — show timeline

• 2026-05-16 Pending — MARMLS
• 2026-05-13 Relisted — MARMLS
• 2026-04-30 Relisted — MARMLS
• 2026-03-15 Pending — MARMLS
• 2026-03-09 Listed $286,888 MARMLS
• 2022-02-15 Pending — MARMLS
• 2022-02-15 Listing Removed — MARMLS
• 2022-02-11 Listed $420,000 MARMLS
• 2015-01-05 Sold (Public Records) $158,000 Public Records
• 2015-01-05 Sold (Public Records) $158,000 Public Records
• 2014-11-12 Sold (MLS) $158,000 MARMLS
• 2014-07-28 Pending — MARMLS
• 2014-06-24 Listed $179,900 MARMLS
• 2001-08-16 Sold (Public Records) $113,000 Public Records
• 1998-05-11 Sold (Public Records) $81,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $5,074 · +8.4% YoY. Source: county tax records.