500 NW 214th St #103 · Miami Gardens, FL 33169

$154,850

2 bd · 2.0 ba · 1,122 sqft · Condo public records · 109 Days on market

Built 1980 $343/mo HOA · 15% 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 +23.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 2-bathroom condo located in Miami. This ground-floor unit offers a functional layout with generously sized bedrooms, ample closet space, and a comfortable living and dining area. Enjoy convenient access, assigned parking, and community amenities. Centrally located with proximity to major roadways, shopping, dining, and everyday services. Ideal opportunity for owner-occupants or investors. The seller does not accept blind offers or escalation clauses.

Key facts

• $343 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $343; HOA covers grounds maintenance, pools, and recreation facilities

Exterior

• Parking: Assigned parking
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Complex is fenced

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on the main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (15.7% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $131k (15.7% below list) — sets the bar for cash-flow.
• Cap rate 8.5% vs local median 3.1% in Miami Gardens — 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 72/100 on livability (#338 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime 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 (-1.6%/yr); 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 45% of the median local income ($63k/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 $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 109 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $155k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,508 (15.7% below list)

Questions for the listing agent

1. 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?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.51% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 5.5

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: -29.2%
• Equity multiple: 0.07×
• Total profit: $-40,136
• Equity at exit: $23,089

10-year hold

• IRR: -77.1%
• Equity multiple: -0.62×
• Total profit: $-70,352
• Equity at exit: $13,389

Cash invested: $43,358 (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 33169

• Home prices YoY: -20.6%
• Rents YoY: -1.6%
• Active inventory: 232
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$812
• Tax from tax record: −$343 /mo · $4,115/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$343
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-138

Break-even live

Break-even rent $2,518

Max offer price $130,508

Occupancy floor —

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: $38,712
• Closing costs: $4,646
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6112 SW 37th St Unit B Miramar, FL	2.0	1.0	850	$1,800	$2.12	22d	1	0.39mi
3513 E Shore Rd Miramar, FL	3.0	2.0	1460	$3,000	$2.05	24d	1	0.53mi
6151 SW 35th St Unit 1 Miramar, FL	2.0	1.0	1285	$2,100	$1.63	3d	1	0.60mi
6036 SW 35th St Unit B Miramar, FL	2.0	2.5	1251	$2,350	$1.88	24d	1	0.62mi
6033 SW 35th St Unit 101 Miramar, FL	2.0	2.0	1000	$1,995	$2.00	24d	1	0.65mi
5721 SW 41st St West Park, FL	3.0	1.0	839	$2,650	$3.16	24d	1	0.73mi
5710 SW 38th St West Park, FL	2.0	1.0	835	$2,400	$2.87	24d	1	0.78mi
6315 SW 32nd St Miramar, FL	3.0	2.0	1496	$3,200	$2.14	24d	1	0.80mi
6315 SW 32nd St Miramar, FL	3.0	2.0	1496	$3,200	$2.14	21d	1	0.80mi
6720 Arbor Dr #207 Miramar, FL	2.0	1.0	810	$1,850	$2.28	5d	1	0.80mi
6720 Arbor Dr #207 Miramar, FL	2.0	1.0	810	$1,900	$2.35	8d	1	0.80mi
3240 SW 66th Ter Miramar, FL	3.0	2.0	1100	$3,100	$2.82	20d	1	0.81mi
6804 SW 37th St Unit 11E Miramar, FL	3.0	2.0	1220	$2,550	$2.09	24d	1	0.82mi
6804 SW 37th St Unit 11E Miramar, FL	3.0	2.0	1220	$2,499	$2.05	4d	1	0.82mi
6109 SW 30th St Unit 4 Miramar, FL	2.0	2.0	1150	$2,400	$2.09	24d	1	0.91mi
3819 SW 69th Ave Unit 14L Miramar, FL	2.0	2.0	1050	$2,350	$2.24	8d	1	0.92mi
3831 SW 69th Ave Miramar, FL	2.0	2.0	1050	$2,350	$2.24	20d	1	0.92mi
6948 SW 36th Ct Unit 16Z Miramar, FL	2.0	2.0	1050	$2,400	$2.29	5d	1	0.92mi
6471 SW 30th St Miramar, FL	2.0	1.0	943	$2,600	$2.76	24d	1	0.92mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	11d	1	0.93mi
5510 SW 38th St West Park, FL	2.0	1.0	855	$2,250	$2.63	2d	1	0.95mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.95mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.95mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	24d	1	0.95mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	24d	1	0.96mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	8d	1	0.96mi
6541 Miramar Pkwy Miramar, FL	1.0	1.0	1332	$1,300	$0.98	8d	1	0.97mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	3d	1	0.97mi
2820 SW 65th Ave Miramar, FL	2.0	1.0	920	$2,600	$2.83	24d	1	0.99mi
3926 SW 52nd Ave Unit E5 Hollywood, FL	3.0	2.5	1335	$2,500	$1.87	24d	1	1.02mi
6543 SW 28th St Miramar, FL	3.0	1.0	1072	$2,250	$2.10	17d	1	1.02mi
6543 SW 28th St Miramar, FL	3.0	1.0	1043	$2,350	$2.25	3d	1	1.02mi
6026 SW 27th St Unit 1 Miramar, FL	2.0	2.0	900	$2,150	$2.39	18d	1	1.03mi
3721 SW 54th Ave West Park, FL	2.0	1.0	768	$2,100	$2.73	13d	1	1.03mi
3840 SW 52nd Ave Hollywood, FL	3.0	2.5	1264	$2,650	$2.10	24d	1	1.03mi
6471 SW 27th St Miramar, FL	3.0	2.0	1214	$2,950	$2.43	24d	1	1.09mi
6471 SW 27th St Miramar, FL	3.0	2.0	1214	$2,950	$2.43	11d	1	1.09mi
3700 SW 52nd Ave Hollywood, FL	2.0	2.0	850	$1,446	$1.70	24d	1	1.11mi
2802 SW 67th Ln Miramar, FL	2.0	1.0	1284	$2,345	$1.83	24d	1	1.16mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,750	$2.15	20d	3	1.17mi

HOA detail condo

• Monthly dues: $343 · $4,116/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-21
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-24
   status Pending
4. 2026-03-17
   status Active
5. 2026-03-17
   price $154,850
6. 2026-03-12
   status Pending
7. 2026-01-20
   listed $163,000 Active
8. 2020-03-02
   historical
9. 2019-05-28
   listed $140,000
10. 1994-11-22
    soldstatus $56,500

ⓘ 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: $4,115 · $343/mo
• Projected year-2 tax: $4,115 · $343/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 AE · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,120
• − Mortgage interest: −$8,674
• − Property taxes: −$4,115
• − Insurance: −$5,893
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$4,116
• − Depreciation: −$4,505
• Taxable loss: −$3,682
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-770/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 — Miami Gardens

• Score: 72/100
• State rank: #338
• US rank: #5854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Gardens, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,592
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,702
• Household income: $62,562
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2480.0

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 Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 17% Two or more races 10% White 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 18%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 62% English-only · French/Haitian/Cajun 19% Spanish 16%

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: ▼ -135.91%
• Current HPI: 524.9052
• Rent YoY: ▼ -1.61%
• 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

+174.1% since first listed

10 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-03-30 Relisted — MARMLS
• 2026-03-24 Pending — MARMLS
• 2026-03-17 Relisted — MARMLS
• 2026-03-17 Price Changed $154,850 MARMLS
• 2026-03-12 Pending — MARMLS
• 2026-01-20 Listed $163,000 MARMLS
• 2020-03-02 Listing Removed — Beaches MLS
• 2019-05-28 Listed $140,000 Beaches MLS
• 1994-11-22 Sold (Public Records) $56,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $4,115 · -0.3% YoY. Source: county tax records.