220 NE 12th Ave #165 · Homestead, FL 33030

$250,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 86 Days on market

Built 2003 4,400 sqft lot Est $354k · 29% under $162/mo HOA · 6% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER MOTIVATED!! Welcome to this spacious and inviting 3-bedroom, 2-bath home situated on a generously sized, fully fenced in lot--perfect for outdoor entertaining or pets. Inside, you'll find an open and functional layout with a comfortable living area, and well-proportioned bedrooms. Whether you're looking for room to grow or space to relax, this home offers the perfect blend of comfort and potential. Conveniently located near US1 & Turnpike. A must-see for anyone seeking space, privacy, and convenience! SELLER CONTRIBUTION TOWARDS CLOSING COSTS OF $2.5K!

Key facts

• Outdoor entertaining
• Open layout
• Fully fenced lot

Tags

• FULLY FENCED LOT
• OUTDOOR ENTERTAINING
• OPEN LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Monthly association fee; Community clubhouse; Community pool

Exterior

• Parking: Carport with 2 spaces; Driveway (2 covered spaces)
• Utilities: Public water; Public sewer
• Home design: Single-story residence; Faces north; Manufactured home: Alhambra model
• Construction: Shingle roof; Resale construction
• Exterior features: Deck; Community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First-floor entry; Other
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in Homestead — 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 78/100 on livability (#158 in FL, #2,408 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-.
• 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: 306 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,746/mo this rent would consume 71% of the median local household income ($46k/yr) (locally 2737% 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 $8k 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 86 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $353,808
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 NE 12 Ave #67	0.11mi	3/2.0	1,344 (-8%)	15mo	$245,000	$182	70
510 SE 12th Ter	0.51mi	3/2.0	1,449 (-0%)	14mo	$420,000	$290	64
1316 N Quetzal Ct	0.68mi	3/2.0	1,643 (+13%)	20mo	$400,000	$243	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-26,732
• Equity at exit: $37,276

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-5,031
• Equity at exit: $21,615

Cash invested: $70,000 (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 33030

• Home prices YoY: -33.9%
• Active inventory: 306
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,746 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$162
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $213

Break-even live

Break-even rent $2,476

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $386	-5% $300	+0% $213	+5% $127	+10% $41
Rent	-10% $-3	-5% $105	+0% $213	+5% $322	+10% $430
Rate	-1.0pp $339	-0.5pp $277	base $213	+0.5pp $149	+1.0pp $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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 NE 12th Ave #15 Homestead, FL	3.0	1.0	1872	$2,500	$1.34	25d	1	0.12mi
31 NE 13th Ave #5 Homestead, FL	2.0	2.0	919	$2,000	$2.18	11d	1	0.20mi
163 NE 13th Cir Unit N/A Homestead, FL	3.0	2.5	1790	$3,200	$1.79	18d	1	0.24mi
163 NE 13th Cir Homestead, FL	3.0	2.5	1790	$3,200	$1.79	14d	1	0.24mi
178 NE 14th Ave Homestead, FL	3.0	2.5	1847	$2,940	$1.59	22d	1	0.31mi
1679 Sunrise Blvd Unit 1679 Homestead, FL	3.0	2.0	1358	$2,500	$1.84	25d	1	0.43mi
718 SE 12th Ter Homestead, FL	4.0	3.0	1817	$3,500	$1.93	11d	1	0.61mi
718 SE 12th Ter Homestead, FL	4.0	3.0	1817	$3,500	$1.93	25d	1	0.61mi
911 NE 5th Ave Unit 1 Homestead, FL	2.0	1.0	1260	$1,450	$1.15	25d	1	0.63mi
705 SE 13th Ter Homestead, FL	3.0	2.0	1589	$3,300	$2.08	25d	1	0.64mi
704 SE 14th Pl Homestead, FL	3.0	2.0	1598	$3,499	$2.19	25d	1	0.67mi
1100 Constitution Dr Unit 1100C Homestead, FL	2.0	2.0	960	$1,700	$1.77	15d	1	0.70mi
980 Constitution Dr Homestead, FL	2.0	1.5	960	$2,200	$2.29	22d	1	0.77mi
1022 Adams Ave Unit 1022C Homestead, FL	2.0	2.0	960	$2,150	$2.24	11d	1	0.80mi
910 Constitution Dr Unit 910C Homestead, FL	2.0	2.0	960	$1,750	$1.82	25d	1	0.81mi
1362 Pelican Ct Homestead, FL	2.0	2.0	999	$2,600	$2.60	25d	1	0.84mi
1160 Washington Cir Apt B Homestead, FL	3.0	2.0	1195	$2,300	$1.92	22d	1	0.85mi
1660 N Audubon Dr Unit 1660 Homestead, FL	3.0	2.0	1643	$3,000	$1.83	25d	1	0.86mi
1660 N Audubon Dr Homestead, FL	3.0	2.0	1643	$3,300	$2.01	25d	1	0.86mi
1126 SE 13th Ter Homestead, FL	2.0	2.0	952	$2,400	$2.52	11d	1	0.87mi
1126 SE 13th Ter Homestead, FL	2.0	2.0	952	$2,400	$2.52	2d	1	0.87mi
802 Constitution Dr Unit 802B Homestead, FL	2.0	2.0	970	$1,800	$1.86	15d	1	0.88mi
441 NE 13th St Florida City, FL	4.0	3.0	1580	$3,150	$1.99	22d	1	0.88mi
359 NE 16th St Florida City, FL	3.0	3.0	1382	$2,700	$1.95	14d	1	0.89mi
359 NE 16th St Florida City, FL	3.0	3.0	1382	$2,500	$1.81	22d	1	0.89mi
371 NE 16th St Unit 371 Florida City, FL	3.0	2.5	1487	$2,650	$1.78	25d	1	0.89mi
701 NE 14th St Homestead, FL	3.0	1.0	1190	$3,000	$2.52	17d	1	0.90mi
323 NE 16th St Florida City, FL	3.0	3.0	1382	$2,600	$1.88	22d	1	0.90mi
1149 Independence Trl Homestead, FL	3.0	2.0	1195	$1,900	$1.59	8d	1	0.90mi
1149 Independence Trl Unit L Homestead, FL	3.0	2.0	1195	$1,900	$1.59	11d	1	0.90mi
1473 NE 5th Ave Unit 1473 Florida City, FL	4.0	3.0	1580	$3,250	$2.06	25d	1	0.92mi
1024 S Independence Dr Homestead, FL	3.0	2.0	970	$2,100	$2.16	25d	1	0.92mi
1361 N Fieldlark Ln Homestead, FL	3.0	2.0	1317	$2,990	$2.27	25d	1	0.93mi
1361 N Fieldlark Ln Homestead, FL	3.0	2.0	1317	$2,990	$2.27	8d	1	0.93mi
1361 N Fieldlark Ln Homestead, FL	3.0	2.0	1317	$3,300	$2.51	12d	1	0.93mi
496 NE 21st Ter Homestead, FL	4.0	3.0	1592	$2,500	$1.57	25d	1	0.94mi
1549 NE 3rd Ave Florida City, FL	3.0	2.5	1380	$2,500	$1.81	22d	1	0.95mi
800 Independence Dr Unit 800F Homestead, FL	2.0	2.0	960	$2,099	$2.19	19d	1	0.95mi
800 Independence Dr Unit 800L Homestead, FL	2.0	2.0	970	$2,000	$2.06	25d	1	0.95mi
713 SE 13th Street Cir Homestead, FL	4.0	3.5	1742	$2,700	$1.55	25d	1	0.96mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 20 events

1. 2026-06-18
   days on market $250,000 Active 86 DOM
2. 2026-06-17
   days on market $250,000 Active 85 DOM
3. 2026-06-16
   days on market $250,000 Active 84 DOM
4. 2026-06-15
   days on market $250,000 Active 83 DOM
5. 2026-06-13
   days on market $250,000 Active 81 DOM
6. 2026-06-09
   days on market $250,000 Active 77 DOM
7. 2026-06-08
   days on market $250,000 Active 76 DOM
8. 2026-06-07
   days on market $250,000 Active 75 DOM
9. 2026-06-04
   days on market $250,000 Active 72 DOM
10. 2026-06-03
    days on market $250,000 Active 71 DOM
11. 2026-06-02
    days on market $250,000 Active 70 DOM
12. 2026-06-01
    days on market $250,000 Active 69 DOM
13. 2026-05-31
    days on market $250,000 Active 68 DOM
14. 2026-03-24
    listed $250,000 Active
15. 2020-01-27
    historical Hold
16. 2020-01-25
    status Active
17. 2019-12-27
    historical Hold
18. 2019-12-26
    status Active
19. 2019-10-29
    historical Hold
20. 2019-10-19
    listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,956
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$1,944
• − Depreciation: −$7,273
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $2,882/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

• Score: 78/100
• State rank: #158
• US rank: #2408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 191,470
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,678
• Household income: $46,202
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2737.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 26% Black 13% White 9% Native American 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4% Cuban 19% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 44% · Canada, Jamaica
• Languages at home: 26% English-only · Spanish 67% French/Haitian/Cajun 3% 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: ▼ -237.89%
• Current HPI: 463.2221
• 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

+51.5% since first listed

7 events — show timeline

• 2026-03-24 Listed $250,000 MARMLS
• 2020-01-27 Delisted — MARMLS
• 2020-01-25 Relisted — MARMLS
• 2019-12-27 Delisted — MARMLS
• 2019-12-26 Relisted — MARMLS
• 2019-10-29 Delisted — MARMLS
• 2019-10-19 Listed $165,000 MARMLS

Property tax history

+19.9%/yr

Latest (2025): $176 · +12.4% YoY. Source: county tax records.