26682 SW 125th Ct · Homestead Base, FL 33032

$415,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 14 Days on market

Built 1977 7,500 sqft lot Est $522k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offer situation, Buyers to submit their Highest & Best offer by August 20, 5 PM EST. Cash only, no inspection period. Handyman special. Roof has no leaks, but it has passed its time for a new one. Solid walls & foundation, Plumbing and electrical are original from 1977. Roof, AC & Appliances all passed the end-of-life expectancy span. Home is ready for someone to come in and update.

Key facts

• Solid walls
• Foundation
• 7,500 sq ft lot

Tags

• SOLID WALLS
• FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $78 ($938/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (23.0% below list).
• Recommended offer: $320k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#892 in FL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, crime A; Watch: schools F, amenities F, employment 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 25d 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 $3,195/mo this rent would consume 52% 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 $3k of loan paydown is wiped out by about $12k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $415k implies a 529% 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→34/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,522 (23.0% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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?
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: 0.77% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $522,050
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26741 SW 127th Ave	0.09mi	4/2.0 (+1)	1,270 (-4%)	12mo	$500,000	$394	74
12205 SW 263rd Ter	0.47mi	3/3.0	1,144 (-14%)	3mo	$445,000	$389	49

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-71,845
• Equity at exit: $61,878

10-year hold

• IRR: -16.3%
• Equity multiple: 0.20×
• Total profit: $-93,196
• Equity at exit: $35,882

Cash invested: $116,200 (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 33032

• Home prices YoY: -29.8%
• Rents YoY: -1.0%
• Active inventory: 586
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,195 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $78

Break-even live

Break-even rent $3,096

Max offer price $415,000

Occupancy floor 93%

Sensitivity live

Price	-10% $313	-5% $196	+0% $78	+5% $-39	+10% $-157
Rent	-10% $-174	-5% $-48	+0% $78	+5% $204	+10% $331
Rate	-1.0pp $287	-0.5pp $184	base $78	+0.5pp $-29	+1.0pp $-139

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26468 SW 123rd Pl Unit N/A Homestead, FL	4.0	2.0	1309	$3,800	$2.90	18d	1	0.24mi
26468 SW 123rd Pl Homestead, FL	4.0	2.0	1309	$3,800	$2.90	24d	1	0.24mi
26508 SW 128th Ct Homestead, FL	3.0	2.0	1363	$2,800	$2.05	11d	1	0.33mi
26508 SW 128th Ct Homestead, FL	3.0	2.0	1363	$2,800	$2.05	5d	1	0.33mi
12168 SW 268th St Homestead, FL	3.0	2.5	1414	$2,600	$1.84	14d	1	0.45mi
12168 SW 268th St Homestead, FL	3.0	2.5	1414	$2,500	$1.77	24d	1	0.45mi
12168 SW 268th St Homestead, FL	3.0	2.5	1414	$2,500	$1.77	5d	1	0.45mi
26161 SW 130th Ave Homestead, FL	4.0	3.0	1602	$4,100	$2.56	24d	1	0.47mi
12080 SW 268th St #27 Homestead, FL	4.0	2.5	1384	$2,600	$1.88	8d	1	0.49mi
12080 SW 268th St #27 Homestead, FL	4.0	2.5	1384	$2,600	$1.88	24d	1	0.49mi
13040 SW 262nd Ln Homestead, FL	4.0	2.0	1666	$3,100	$1.86	24d	1	0.53mi
13869 SW 261st Ter Unit 13835 Princeton, FL	4.0	3.5	1436	$3,900	$2.72	19d	1	0.58mi
25760 SW 127th Pl Homestead, FL	3.0	2.0	1221	$3,700	$3.03	24d	1	0.63mi
12787 SW 257th St Unit 12787 Homestead, FL	3.0	2.0	1221	$3,000	$2.46	24d	1	0.68mi
12344 SW 255th Ter Homestead, FL	4.0	2.0	1766	$3,250	$1.84	21d	1	0.78mi
12344 SW 255th Ter Homestead, FL	4.0	2.0	1766	$3,250	$1.84	24d	1	0.78mi
26205 SW 133rd Ct Homestead, FL	3.0	2.0	1602	$3,200	$2.00	24d	1	0.79mi
13203 SW 276th Ter Homestead, FL	3.0	2.0	1288	$2,410	$1.87	22d	1	0.82mi
13063 SW 256th St Homestead, FL	3.0	2.0	1527	$3,600	$2.36	24d	1	0.88mi
13414 SW 263rd St Unit 13414 Homestead, FL	3.0	2.5	1458	$2,700	$1.85	24d	1	0.92mi
13867 SW 261st Ter Princeton, FL	4.0	3.5	1436	$3,750	$2.61	24d	1	0.92mi
13875 SW 261st Ter Princeton, FL	4.0	3.5	1436	$3,750	$2.61	24d	1	0.92mi
13269 SW 278th St Unit 13269 Homestead, FL	4.0	2.0	1492	$3,250	$2.18	24d	1	0.95mi
25912 SW 133rd Pl Homestead, FL	4.0	3.0	1289	$3,999	$3.10	24d	1	0.95mi
13471 SW 271st Ln Homestead, FL	3.0	2.0	1194	$2,350	$1.97	15d	1	0.97mi
27440 SW 135th Avenue Rd Unit 27440 Naranja, FL	3.0	3.0	1799	$3,300	$1.83	24d	1	1.00mi
27869 SW 133rd Ave Unit 1 Homestead, FL	2.0	1.0	1799	$1,900	$1.06	24d	1	1.03mi
27721 SW 134th Ct Homestead, FL	3.0	2.0	1685	$3,600	$2.14	22d	1	1.07mi
28381 SW 128th Pl Unit 28381 Homestead, FL	4.0	2.0	1834	$3,400	$1.85	24d	1	1.08mi
12793 SW 250th Ter Homestead, FL	3.0	2.0	1197	$2,700	$2.26	15d	1	1.09mi
12793 SW 250th Ter Homestead, FL	3.0	2.0	1197	$2,700	$2.26	17d	1	1.09mi
12793 SW 250th Ter Unit N/A Homestead, FL	3.0	2.0	1197	$2,700	$2.26	21d	1	1.10mi
27844 SW 133rd Path Homestead, FL	3.0	2.0	1663	$3,800	$2.29	24d	1	1.11mi
13452 SW 256th Ter Homestead, FL	4.0	2.0	1510	$3,800	$2.52	24d	1	1.13mi
28037 SW 133rd Pl Homestead, FL	3.0	2.0	1538	$2,350	$1.53	8d	1	1.15mi
12476 SW 248th St Unit 7 Princeton, FL	3.0	2.5	1416	$2,800	$1.98	24d	1	1.16mi
12580 SW 248th Ter Homestead, FL	3.0	2.0	1085	$3,300	$3.04	24d	1	1.16mi
25011 SW 130th Ave Princeton, FL	1.0–2.0	1.0–2.0	800	$2,008	$2.51	3d	7	1.22mi
13720 SW 272nd St Homestead, FL	1.0–3.0	1.0–2.0	988	$2,149	$2.17	2d	51	1.22mi
13244 SW 283rd Ter Homestead, FL	3.0	3.0	1600	$2,600	$1.62	24d	1	1.22mi

Listing history 6 events

1. 2025-08-22
   status Pending
2. 2025-08-17
   price $415,000
3. 2025-08-08
   listed $444,000 Active
4. 1983-04-01
   soldstatus $66,000
5. 1977-09-01
   soldstatus $36,666
6. 1977-09-01
   soldstatus $52,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$2,282/yr (+$190/mo · 196.4%)

ⓘ 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) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 34 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: $38,343
• − Mortgage interest: −$23,246
• − Property taxes: −$1,162
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,067
• − Management: −$3,067
• − Depreciation: −$12,073
• Taxable loss: −$6,348
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $2,462/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 — Homestead Base

• Score: 49/100
• State rank: #892
• US rank: #25803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• 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

+1031.8% since first listed

6 events — show timeline

• 2025-08-22 Pending — MARMLS
• 2025-08-17 Price Changed $415,000 MARMLS
• 2025-08-08 Listed $444,000 MARMLS
• 1983-04-01 Sold (Public Records) $66,000 Public Records
• 1977-09-01 Sold (Public Records) $52,000 Public Records
• 1977-09-01 Sold (Public Records) $36,666 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,162 · +1.3% YoY. Source: county tax records.