827 SW 128 Ave · Tamiami, FL 33184

$185,000

5 bd · 4.0 ba · 60,696 sqft · Manufactured · 29 Days on market

Built 1972 Fair condition 4.80 ac lot

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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 +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home for sale in University lakes, 5 bedrooms and 4 bathrooms, perfect for investors, it can be rented out as four separate units with independent entrances, has wall spilt units for each unit, Great area and location, near to major highways and shopping centers, near to International and Dolphin Mall, near to 8 St and Miccosukee Casino & Resort. All showings must be by appointment, contact L/A today! * * Do not miss it * *

Key facts

• Shopping centers
• Wall spilt units
• Major highways

Tags

• INDEPENDENT ENTRANCES
• WALL SPILT UNITS
• MAJOR HIGHWAYS
• SHOPPING CENTERS
• INTERNATIONAL AND DOLPHIN MALL
• MICCOSUKEE CASINO AND RESORT

Property features AI

Finance

• Financial info: Pets allowed (no restrictions)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; North-facing
• Construction: Manufactured construction; Resale
• Exterior features: Patio; City street frontage; Less than quarter acre lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Includes a bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Wall furnace heating; Electric cooling; Wall/window unit(s) for cooling
• Interior features: Bedroom on main level; First floor entry; Other room types

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath manufactured listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.3% 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: 82 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,346/mo this rent would consume 65% of the median local household income ($80k/yr) (locally 1139% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,225 (1.5% below list)

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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 2.35% ✓
• Cap rate: 20.27%
• Cash-on-cash: 49.91%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.6%
• Equity multiple: 3.07×
• Total profit: $107,317
• Equity at exit: $27,584

10-year hold

• IRR: 53.3%
• Equity multiple: 6.22×
• Total profit: $270,422
• Equity at exit: $15,995

Cash invested: $51,800 (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 33184

• Home prices YoY: -31.1%
• Active inventory: 82
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $4,346 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$913
• Net cashflow: $2,155

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 45%

Sensitivity live

Price	-10% $2,282	-5% $2,219	+0% $2,155	+5% $2,091	+10% $2,027
Rent	-10% $1,811	-5% $1,983	+0% $2,155	+5% $2,326	+10% $2,498
Rate	-1.0pp $2,248	-0.5pp $2,202	base $2,155	+0.5pp $2,107	+1.0pp $2,058

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $185,000 Active 29 DOM
2. 2026-06-18
   days on market $185,000 Active 26 DOM
3. 2026-06-17
   days on market $185,000 Active 25 DOM
4. 2026-06-16
   days on market $185,000 Active 24 DOM
5. 2026-06-15
   days on market $185,000 Active 23 DOM
6. 2026-06-13
   days on market $185,000 Active 21 DOM
7. 2026-06-09
   days on market $185,000 Active 17 DOM
8. 2026-06-08
   days on market $185,000 Active 16 DOM
9. 2026-06-07
   days on market $185,000 Active 15 DOM
10. 2026-06-04
    days on market $185,000 Active 12 DOM
11. 2026-06-03
    days on market $185,000 Active 11 DOM
12. 2026-06-02
    days on market $185,000 Active 10 DOM
13. 2026-06-01
    days on market $185,000 Active 9 DOM
14. 2026-05-31
    days on market $185,000 Active 8 DOM
15. 2026-05-23
    listed $185,000 Active

ⓘ 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: $52,149
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$4,172
• − Management: −$4,172
• − Depreciation: −$5,382
• Taxable income: $24,360
• Est. tax owed @ 24.0%: −$5,846
• After-tax cash flow: $20,009/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires significant repairs and maintenance to improve its condition and value. Exterior and interior repairs are critical to enhance its curb appeal and living space.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Significant wear and tear
• Major flooring — Significant wear and tear
• Major interior walls/paint — Significant wear and tear
• Major systems — Significant wear and tear

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both interior paint and flooring — Enhances interior aesthetics and living space
• Both system upgrades — Improves functionality and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Significant wear and tear	Major	$15,000–50,000
flooring · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · Significant wear and tear	Major	$15,000–50,000
systems · Significant wear and tear	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both interior paint and flooring — Enhances interior aesthetics and living space ↑
• Both system upgrades — Improves functionality and energy efficiency ↑

ⓘ 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): 19,859
• Household income: $79,784
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1139.0

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 55% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 71%
• Common ancestry: Estonian 1%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 91% Other Indo-European 1% Chinese 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: ▼ -197.33%
• Current HPI: 437.8467
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-23 Listed $185,000 MARMLS