482 NE 210th Circle Ter · Ives Estates, FL 33179

$178,900

2 bd · 2.0 ba · 1,060 sqft · SingleFamily · 37 Days on market

Built 1990 Good condition Est $330k · 46% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Don& apos; t miss this ideal opportunity for investors or first-time homebuyers. Gated Monterrey Village in Aventura. Great 2-bedroom, 2-bathroom first-floor apartment in a prime Miami location! AS-IS, with an open floor plan, tons of natural light, a spacious living/dining area, a kitchen with a breakfast area, large split-designed bedrooms, and an enclosed screened patio with a laundry room & acirc; & euro; & ldquo; washer & amp; dryer included. Tiled floors. Enjoy the condo amenities, including 24-hour guard-gated entry, two community pools, assigned parking, and well-maintained grounds. Minutes from Aventura Mall, US1, I-95, Hard Rock Stadium, Miami-Opa Locka Execut

Key facts

• Open floor plan
• Assigned parking
• Community pools

Tags

• GATED MONTERREY VILLAGE
• OPEN FLOOR PLAN
• ENCLOSED SCREENED PATIO
• COMMUNITY POOLS
• 24 HOUR GUARD GATED ENTRY
• ASSIGNED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.6% in Ives Estates — 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 77/100 on livability (#191 in FL, #3,061 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment C-, schools 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 flat; 572 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% of the median local income ($65k/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 37 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: 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 $173,533 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $329,660
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
879 NE 214th Ln #2	0.73mi	2/2.0	916 (-14%)	18mo	$285,000	$311	29
929 NE 214th Ln #2	0.73mi	2/2.0	916 (-14%)	18mo	$235,000	$257	29

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.07×
• Total profit: $3,753
• Equity at exit: $26,675

10-year hold

• IRR: 8.7%
• Equity multiple: 1.58×
• Total profit: $28,996
• Equity at exit: $15,468

Cash invested: $50,092 (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 33179

• Rents YoY: 0.2%
• Active inventory: 572
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$938
• Tax est. 1.5%: −$224 /mo · $2,684/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $614

Break-even live

Break-even rent $1,565

Max offer price $178,900

Occupancy floor 69%

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,750	$2.15	19d	3	0.39mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,799	$2.21	4d	4	0.39mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	3d	1	0.40mi
3926 SW 52nd Ave Unit E5 Hollywood, FL	3.0	2.5	1335	$2,500	$1.87	24d	1	0.45mi
3840 SW 52nd Ave Hollywood, FL	3.0	2.5	1264	$2,650	$2.10	24d	1	0.49mi
5721 SW 41st St West Park, FL	3.0	1.0	839	$2,650	$3.16	24d	1	0.49mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	24d	1	0.51mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	7d	1	0.51mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	24d	1	0.51mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	11d	1	0.52mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	17d	1	0.56mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	24d	1	0.56mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	4d	1	0.56mi
5510 SW 38th St Unit 5510 West Park, FL	2.0	1.0	822	$2,250	$2.74	3d	1	0.56mi
5510 SW 38th St West Park, FL	2.0	1.0	855	$2,250	$2.63	2d	1	0.56mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	24d	1	0.56mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	24d	1	0.57mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	7d	1	0.57mi
5085 SW 37th St Unit 5085 West Park, FL	3.0	2.5	1276	$3,200	$2.51	15d	1	0.59mi
5085 SW 37th St West Park, FL	3.0	2.5	1276	$3,200	$2.51	5d	1	0.59mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	5d	1	0.59mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	15d	1	0.59mi
3700 SW 52nd Ave Hollywood, FL	2.0	2.0	850	$1,446	$1.70	24d	1	0.59mi
3721 SW 54th Ave West Park, FL	2.0	1.0	768	$2,100	$2.73	12d	1	0.60mi
5710 SW 38th St West Park, FL	2.0	1.0	835	$2,400	$2.87	24d	1	0.61mi
4410 SW 39th St Unit 4410 West Park, FL	2.0	1.0	1135	$2,700	$2.38	2d	1	0.67mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	7d	1	0.97mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	24d	1	0.97mi
3610 SW 39th Ave West Park, FL	3.0	2.0	1157	$3,600	$3.11	17d	1	0.97mi
3610 SW 39th Ave Unit 3610 West Park, FL	3.0	2.0	1157	$3,600	$3.11	7d	1	0.97mi
4628 SW 32nd Dr West Park, FL	3.0	1.0	1082	$2,800	$2.59	24d	1	0.99mi
4331 SW 31st Dr West Park, FL	3.0	1.0	1130	$3,350	$2.96	24d	1	0.99mi
6112 SW 37th St Unit B Miramar, FL	2.0	1.0	850	$1,800	$2.12	22d	1	1.03mi
3830 SW 31st Dr West Park, FL	3.0	1.0	1419	$2,900	$2.04	24d	1	1.05mi
4111 SW 33rd St West Park, FL	3.0	2.0	1258	$3,000	$2.38	24d	1	1.10mi
6036 SW 35th St Unit B Miramar, FL	2.0	2.5	1251	$2,350	$1.88	24d	1	1.12mi
6033 SW 35th St Unit 101 Miramar, FL	2.0	2.0	1000	$1,995	$2.00	24d	1	1.15mi
6151 SW 35th St Unit 1 Miramar, FL	2.0	1.0	1285	$2,100	$1.63	3d	1	1.24mi
2620 SW 53rd Ave West Park, FL	3.0	2.0	1202	$3,000	$2.50	22d	1	1.26mi
3830 SW 31st St West Park, FL	3.0	1.0	1419	$2,850	$2.01	22d	1	1.35mi

Listing history 16 events

1. 2026-06-18
   days on market $178,900 Active 37 DOM
2. 2026-06-17
   days on market $178,900 Active 36 DOM
3. 2026-06-16
   days on market $178,900 Active 35 DOM
4. 2026-06-15
   days on market $178,900 Active 34 DOM
5. 2026-06-13
   days on market $178,900 Active 32 DOM
6. 2026-06-09
   days on market $178,900 Active 28 DOM
7. 2026-06-08
   days on market $178,900 Active 27 DOM
8. 2026-06-08
   days on market $178,900 Active 26 DOM
9. 2026-06-04
   days on market $178,900 Active 23 DOM
10. 2026-06-03
    days on market $178,900 Active 22 DOM
11. 2026-06-02
    days on market $178,900 Active 21 DOM
12. 2026-06-01
    days on market $178,900 Active 20 DOM
13. 2026-05-31
    days on market $178,900 Active 19 DOM
14. 2026-05-12
    listed $178,900 Active
15. 2024-05-29
    historical $2,200
16. 2024-05-21
    listed $2,200

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $28,100
• − Mortgage interest: −$10,021
• − Property taxes: −$2,684
• − Insurance: −$894
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$5,204
• Taxable income: $4,801
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $6,211/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

Good 75/100 Cosmetic rehab

This gated apartment in Monterrey Village is in good condition with minimal repairs needed. It offers a prime location and is ready for a fresh paint job and some updates to the interior and exterior to maximize its value.

Value-add opportunities

• Both Painting and cleaning — Fresh paint and cleaning can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both New flooring — Replacing old or damaged flooring can significantly improve the home's appearance and value
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value
• Both Bathroom fixtures — Updating fixtures can enhance the home's appeal and value
• Both HVAC system — A new or well-maintained HVAC system can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and cleaning — Fresh paint and cleaning can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both New flooring — Replacing old or damaged flooring can significantly improve the home's appearance and value ↑
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value ↑
• Both Bathroom fixtures — Updating fixtures can enhance the home's appeal and value ↑
• Both HVAC system — A new or well-maintained HVAC system can improve comfort 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 — Ives Estates

• Score: 77/100
• State rank: #191
• US rank: #3061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ives Estates, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,591
• Household income: $65,211
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 3123.0

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 0.67)
• Race & ethnicity: Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 13% Scotch-Irish 2% Romanian 2%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -608.34%
• Current HPI: 328.1733
• Rent YoY: ▲ 0.22%
• 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

+8031.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $178,900 FSBO.com
• 2024-05-29 Rental Removed $2,200 GFLMLS
• 2024-05-21 Listed for Rent $2,200 GFLMLS