10260 SW 182nd St · West Perrine, FL 33157

$190,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 4 Days on market

Built 1936 4,000 sqft lot

---

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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors Dream. .. . 2/1 located close to the Turnpike. Property is vacant , easy to show !!!

Key facts

• 4,000 sq ft lot
• 2 parking spots
• Built 1936

Property features AI

Exterior

• Parking: Carport for 2 vehicles; 2 covered parking spaces; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south
• Construction: Frame construction; Flat and tile roof
• Exterior features: Fruit trees; Less than quarter acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window cooling unit(s)
• Interior features: Unfurnished; First-floor entry; Living/dining room; Tub/shower

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads 76/100 on livability (#213 in FL, #3,324 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, cost of living A; Watch: schools D-, amenities F, employment D-.
• 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); 379 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1936 — 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 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: 1.19% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.0

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: -6.2%
• Equity multiple: 0.78×
• Total profit: $-11,825
• Equity at exit: $28,330

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,682
• 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: 379
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$996
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $400

Break-even live

Break-even rent $1,746

Max offer price $190,000

Occupancy floor 77%

Sensitivity live

Price	-10% $508	-5% $454	+0% $400	+5% $346	+10% $293
Rent	-10% $222	-5% $311	+0% $400	+5% $489	+10% $578
Rate	-1.0pp $496	-0.5pp $449	base $400	+0.5pp $351	+1.0pp $301

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18412 Homestead Ave Miami, FL	1.0–3.0	1.0–2.0	859	$2,624	$3.05	25d	1	0.14mi
18505 Homestead Ave Miami, FL	2.0	1.0–2.0	621	$1,847	$2.97	25d	1	0.22mi
10272 SW 178th St Unit 1 Miami, FL	2.0	1.0	500	$2,200	$4.40	25d	1	0.26mi
17727 SW 103rd Ave Unit 17727 Miami, FL	3.0	1.0	650	$1,950	$3.00	25d	1	0.31mi
17725 SW 103rd Ave Miami, FL	3.0	1.0	650	$1,950	$3.00	17d	1	0.31mi
17715 SW 103rd Ave #17715 Miami, FL	3.0	1.0	650	$1,950	$3.00	25d	1	0.32mi
18301 S Dixie Hwy Miami, FL	3.0	1.0–2.0	885	$3,042	$3.44	0d	21	0.34mi
9751 Wayne Ave #6 Miami, FL	1.0	1.0	533	$1,600	$3.00	21d	1	0.69mi
17945 SW 97th Ave Palmetto Bay, FL	1.0–3.0	1.0–2.0	1052	$3,042	$2.89	3d	20	0.70mi
10595 SW 171st St Unit 10595 Miami, FL	1.0	1.0	650	$1,975	$3.04	6d	1	0.82mi
10595 SW 171st St Unit 10595 Miami, FL	1.0	1.0	650	$1,975	$3.04	4d	1	0.82mi
10595 SW 171st St Miami, FL	1.0	1.0	650	$1,800	$2.77	25d	1	0.82mi
10615 SW 171st St Miami, FL	1.0	1.0	650	$1,850	$2.85	25d	1	0.82mi
9500 SW 174th St Palmetto Bay, FL	3.0	1.0–2.0	980	$3,153	$3.22	0d	17	0.91mi
9420 SW 174th St Palmetto Bay, FL	1.0	1.0	719	$2,678	$3.72	25d	1	0.97mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$2,200	$3.00	20d	4	0.98mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$2,200	$3.00	20d	4	0.98mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$2,200	$3.00	9d	3	0.98mi
9600 SW 164th St Unit 1 Miami, FL	1.0	1.0	600	$1,500	$2.50	0d	1	1.36mi
9600 SW 164th St Unit 1 Miami, FL	1.0	1.0	600	$1,600	$2.67	18d	1	1.36mi
19800 SW 110th Ct Cutler Bay, FL	1.0	1.0	625	$1,572	$2.52	4d	1	1.48mi

Listing history 2 events

1. 2026-05-17
   status Pending
2. 2026-05-13
   listed $190,000 Active

ⓘ 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: $3,643 · $304/mo
• Projected year-2 tax: $3,643 · $304/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 31 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: $27,028
• − Mortgage interest: −$10,643
• − Property taxes: −$3,643
• − Insurance: −$950
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$5,527
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $4,337/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 — West Perrine

• Score: 76/100
• State rank: #213
• US rank: #3324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Perrine, FL
• County: Miami-Dade County · 2,697,751 people
• 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

2 events — show timeline

• 2026-05-17 Pending — MARMLS
• 2026-05-13 Listed $190,000 MARMLS

Property tax history

+10.1%/yr

Latest (2025): $3,643 · +1.4% YoY. Source: county tax records.