2731 SE 17th Ave #207 · Homestead, FL 33035

$188,000

2 bd · 2.0 ba · 930 sqft · Condo public records · 56 Days on market

Built 2006 $318/mo HOA · 16% of rent

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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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• Rent growth +1.7/5.0

Listing remarks

Own or invest in this beautifully spacious 2-bedroom, 2-bath unit! Conveniently located near the Florida Turnpike, Florida Keys, Homestead Hospital, and a variety of dining options, this second-floor unit is move-in ready. It features tile floors, stainless steel appliances, plus an in-unit laundry area. The property includes two assigned parking spaces directly in front of the unit, and you'll enjoy peace of mind with security officer and a gated entrance. Amenities include a children's play area and a community pool. This unit is move-in ready and perfect for immediate occupancy. The association allows pets.

Key facts

• Community pool
• Children's play area
• Gated entrance

Tags

• IN UNIT LAUNDRY AREA
• STAINLESS STEEL APPLIANCES
• CHILDREN'S PLAY AREA
• COMMUNITY POOL
• GATED ENTRANCE
• TWO ASSIGNED PARKING SPACES

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $318; Association covers amenities, common areas, structural maintenance, and security; Association amenities include a pool and a playground

Exterior

• Parking: One parking space
• Security: Complex fenced; Security guard
• Utilities: Cable available
• Home design: 2 stories; Entry on level 2; Resale property; Block construction
• Construction: Block construction
• Exterior features: Association pool; Complex is fenced; Security guard on site; Property attached (attached unit)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $188k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (13.1% below list).
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $163k (13.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Rents falling (-3.2%/yr); 462 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).
• This rent runs 35% of the median local income ($68k/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

• It's been on market 56 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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.
• Current owner paid $60k; list at $188k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $163,462 (13.1% 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 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 7.9

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: -26.0%
• Equity multiple: 0.15×
• Total profit: $-44,849
• Equity at exit: $28,031

10-year hold

• IRR: -44.9%
• Equity multiple: -0.36×
• Total profit: $-71,792
• Equity at exit: $16,255

Cash invested: $52,640 (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 33035

• Home prices YoY: -1.4%
• Rents YoY: -3.2%
• Active inventory: 462
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$986
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$78
• HOA: −$318
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-139

Break-even live

Break-even rent $2,161

Max offer price $163,462

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1666 SE 27th Ct Homestead, FL	3.0	2.0	1113	$1,800	$1.62	15d	2	0.05mi
2637 SE 16th Ter #206 Homestead, FL	2.0	2.0	930	$2,100	$2.26	24d	1	0.07mi
2755 SE 16th Ave Homestead, FL	3.0	2.0	1076	$1,900	$1.77	24d	1	0.07mi
2755 SE 16th Ave #103 Homestead, FL	3.0	2.0	1060	$2,000	$1.89	24d	1	0.07mi
2735 SE 16th Ave #100 Homestead, FL	3.0	2.0	1060	$1,790	$1.69	24d	1	0.08mi
1568 SE 26th St Homestead, FL	2.0	2.0	916	$1,775	$1.94	24d	2	0.11mi
1568 SE 26th St Homestead, FL	2.0	2.0	903	$1,800	$1.99	1d	1	0.11mi
1658 SE 28th Ct #200 Homestead, FL	3.0	2.0	1076	$2,500	$2.32	24d	1	0.11mi
2551 SE 16th Ter #109 Homestead, FL	3.0	2.0	1060	$1,850	$1.75	24d	1	0.12mi
1539 SE 27th St #201 Homestead, FL	2.0	2.0	930	$1,700	$1.83	24d	1	0.13mi
1539 SE 27th St #201 Homestead, FL	2.0	2.0	930	$1,700	$1.83	18d	1	0.13mi
2524 SE 16th Rd #100 Homestead, FL	3.0	2.0	1060	$2,150	$2.03	24d	1	0.14mi
2903 SE 17th Ave #211 Homestead, FL	3.0	2.0	1076	$2,000	$1.86	24d	1	0.14mi
1535 SE 26th St #206 Homestead, FL	2.0	2.0	930	$1,790	$1.92	7d	1	0.15mi
1535 SE 26th St #206 Homestead, FL	2.0	2.0	930	$1,790	$1.92	24d	1	0.15mi
1661 SE 29th Ct Homestead, FL	3.0	2.0	1076	$2,025	$1.88	17d	2	0.17mi
1536 SE 25th St #206 Homestead, FL	2.0	2.0	930	$1,780	$1.91	24d	1	0.17mi
1543 SE 25th St #100 Homestead, FL	3.0	2.0	1060	$2,300	$2.17	19d	1	0.17mi
1543 SE 25th St Homestead, FL	3.0	2.0	1121	$2,125	$1.90	24d	2	0.17mi
1656 SE 29th Ct Homestead, FL	3.0	2.0	1113	$1,950	$1.75	10d	2	0.18mi
1656 SE 29th Ct Homestead, FL	3.0	2.0	1113	$1,950	$1.75	4d	2	0.18mi
2528 SE 14th Ave Homestead, FL	1.0	1.0	775	$3,000	$3.87	5d	1	0.21mi
2701 SE 12th Pl #102 Homestead, FL	2.0	2.0	822	$1,800	$2.19	17d	1	0.32mi
2910 SE 13th Rd Homestead, FL	3.0	2.0	1099	$2,150	$1.96	24d	1	0.34mi
2901 SE 13th Rd Unit 105-41 Homestead, FL	2.0	2.0	822	$1,900	$2.31	24d	1	0.34mi
2921 SE 13th Rd Unit 104-39 Homestead, FL	2.0	2.0	822	$1,790	$2.18	7d	1	0.35mi
2921 SE 13th Rd Unit 104-39 Homestead, FL	2.0	2.0	822	$1,790	$2.18	3d	1	0.35mi
1271 SE 28th Ct Homestead, FL	2.0	2.0	818	$1,775	$2.17	3d	2	0.36mi
1271 SE 28th Ct #105 Homestead, FL	2.0	2.0	822	$1,800	$2.19	5d	1	0.36mi
2911 SE 13th Ave Unit 202-49 Homestead, FL	2.0	2.0	815	$1,650	$2.02	24d	1	0.37mi
2921 SE 13th Ave Unit 106-48 Homestead, FL	3.0	2.0	1099	$1,800	$1.64	24d	1	0.37mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,915	$1.74	15d	1	0.40mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,900	$1.73	10d	1	0.40mi
2931 SE 13th Ave Unit 104-47 Homestead, FL	2.0	2.0	822	$1,790	$2.18	24d	1	0.41mi
2931 SE 13th Ave Unit 202-47 Homestead, FL	2.0	2.0	815	$1,750	$2.15	22d	1	0.41mi
1300 SE 31st Ct Unit 201-36 Homestead, FL	3.0	2.0	1024	$2,000	$1.95	10d	1	0.43mi
1300 SE 31st Ct Unit 201-36 Homestead, FL	3.0	2.0	1024	$2,100	$2.05	24d	1	0.43mi
1251 SE 29th St Unit 105-26 Homestead, FL	2.0	2.0	822	$1,750	$2.13	7d	1	0.43mi
1251 SE 29th St Unit 103-26 Homestead, FL	2.0	2.0	822	$1,800	$2.19	20d	1	0.43mi
1251 SE 29th St Unit 105-26 Homestead, FL	2.0	2.0	822	$1,750	$2.13	24d	1	0.43mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-05-31
   status $188,000 Pending 56 DOM
2. 2026-04-04
   listed $188,000 Active
3. 2026-03-30
   historical
4. 2026-02-24
   price $189,000
5. 2025-12-24
   price $199,000
6. 2025-12-03
   status Active
7. 2025-11-30
   historical
8. 2025-07-10
   price $199,500
9. 2025-05-17
   listed $225,000 Active
10. 2025-03-20
    historical
11. 2024-10-26
    price $220,000
12. 2024-09-04
    listed $240,000 Active
13. 2015-07-14
    soldstatus $60,100
14. 2015-07-03
    soldstatus $60,000 Sold
15. 2015-06-11
    status Pending
16. 2015-06-04
    price $60,000
17. 2015-06-04
    status Active
18. 2015-05-23
    status Pending
19. 2015-05-12
    price $64,900
20. 2015-05-09
    listed $69,900 Active
21. 2015-02-04
    soldstatus $65,000 Sold
22. 2015-02-04
    soldstatus $65,000
23. 2015-01-16
    status Pending
24. 2014-11-26
    price $66,900
25. 2014-11-06
    price $69,900
26. 2014-10-28
    listed $74,000 Active
27. 2009-06-01
    soldstatus $33,000

ⓘ 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: $3,903 · $325/mo
• Projected year-2 tax: $3,903 · $325/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 6/10 Major FEMA zone X (unshaded) · 61% chance over 30 yrs
• 🔥 Wildfire 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,826
• − Mortgage interest: −$10,531
• − Property taxes: −$3,903
• − Insurance: −$940
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$3,816
• − Depreciation: −$5,469
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $-552/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): 17,202
• Household income: $68,354
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 687.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 35% Black 18% White 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 13% Cuban 25% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 6% Lithuanian 3% Estonian 1%
• Foreign-born: 33% · Canada, Dominican Republic, Jamaica
• Languages at home: 32% English-only · Spanish 60% French/Haitian/Cajun 7% 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: ▼ -5.24%
• Current HPI: 369.3031
• Rent YoY: ▼ -3.20%
• 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

+469.7% since first listed

26 events — show timeline

• 2026-04-04 Listed $188,000 MARMLS
• 2026-03-30 Listing Removed — MARMLS
• 2026-02-24 Price Changed $189,000 MARMLS
• 2025-12-24 Price Changed $199,000 MARMLS
• 2025-12-03 Relisted — MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-07-10 Price Changed $199,500 MARMLS
• 2025-05-17 Listed $225,000 MARMLS
• 2025-03-20 Listing Removed — MARMLS
• 2024-10-26 Price Changed $220,000 MARMLS
• 2024-09-04 Listed $240,000 MARMLS
• 2015-07-14 Sold (Public Records) $60,100 Public Records
• 2015-07-03 Sold (MLS) $60,000 MARMLS
• 2015-06-11 Pending — MARMLS
• 2015-06-04 Price Changed $60,000 MARMLS
• 2015-06-04 Relisted — MARMLS
• 2015-05-23 Pending — MARMLS
• 2015-05-12 Price Changed $64,900 MARMLS
• 2015-05-09 Listed $69,900 MARMLS
• 2015-02-04 Sold (MLS) $65,000 MARMLS
• 2015-02-04 Sold (Public Records) $65,000 Public Records
• 2015-01-16 Pending — MARMLS
• 2014-11-26 Price Changed $66,900 MARMLS
• 2014-11-06 Price Changed $69,900 MARMLS
• 2014-10-28 Listed $74,000 MARMLS
• 2009-06-01 Sold (MLS) $33,000 MARMLS

Property tax history

+5.5%/yr

Latest (2025): $3,903 · +2.4% YoY. Source: county tax records.