11201 SW 55th St Unit F16 · Miramar, FL 33025

$79,900

2 bd · 2.0 ba · 720 sqft · Manufactured · 49 Days on market

Built 1972 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

"Perfect opportunity in the highly desirable Haven Lakes Estates community! This 2-bedroom, 2-bath. Open kitchen Concept. Roon for Boat, The property features in-home laundry, a spacious layout. This home features modern upgrades throughout, including new stainless-steel appliances. Single-wide manufactured home offers 672 sq ft of potential with a solid structure and Excellent location. near major highways, shopping, and entertainment, Quite All ages Community, Amenities include pools. Land lease: (land is not owned) Beautiful Manufactured Home located in a very quiet neighborhood. Big Porche, Easy access to Mall, Schools, Banks and Easy transportation. This community is ideal for

Key facts

• In-home laundry
• Easy access to banks
• Quiet neighborhood

Tags

• HAVEN LAKES ESTATES COMMUNITY
• IN-HOME LAUNDRY
• QUIET NEIGHBORHOOD
• EASY ACCESS TO MALL
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO BANKS

Property features AI

Finance

• Other: Building identified as F16 with a total building area of 2,000 (source: public records); Living area reported as 720
• Financial info: Pets allowed with possible restrictions and breed restrictions
• HOA & community: Land lease of $1,045 monthly (lease expires 2030-04-30)

Exterior

• Parking: Parking for 4 vehicles; Concrete driveway; Boat access/parking
• Security: Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Mobile Home; One-story; Entry level 1; Faces southwest
• Construction: CBS construction; Other roof; Built as a mobile home (60 ft length)
• Exterior features: Open porch; Porch; Mobile home and storage structures; Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating and window/wall heating; Central air, ceiling fans, and wall/window cooling units
• Interior features: Unfurnished; Security patrol
• Laundry & utility: Laundry located outside or in other area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.8% vs local median 3.3% in Miramar — 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 80/100 on livability (#111 in FL, #1,721 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, cost of living D+, amenities D.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sea Castle Elementary School (math 41% / reading 47%, grade F, #1,330 of 2,144 statewide, top 63%, 840 students, 76% FRL); New Renaissance Middle School (math 20% / reading 36%, grade F, #486 of 571 statewide, top 86%, 1,107 students, 76% FRL); Everglades High School (math 24% / reading 55%, grade F, #304 of 667 statewide, top 47%, 2,040 students, 54% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 438 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($69k/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 2.93% ✓
• Cap rate: 25.79%
• Cash-on-cash: 69.65%
• DSCR: 4.10
• GRM: 2.8

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: 65.7%
• Equity multiple: 3.81×
• Total profit: $62,923
• Equity at exit: $11,913

10-year hold

• IRR: 69.1%
• Equity multiple: 7.03×
• Total profit: $134,893
• Equity at exit: $6,908

Cash invested: $22,372 (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 33025

• Rents YoY: -0.9%
• Active inventory: 438
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,298

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,354	-5% $1,326	+0% $1,298	+5% $1,271	+10% $1,243
Rent	-10% $1,113	-5% $1,206	+0% $1,298	+5% $1,391	+10% $1,484
Rate	-1.0pp $1,339	-0.5pp $1,319	base $1,298	+0.5pp $1,278	+1.0pp $1,257

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 SW 113th Ln Pembroke Pines, FL	3.0	1.0–2.0	1011	$2,980	$2.95	3d	1	1.25mi

Listing history 14 events

1. 2026-06-18
   days on market $79,900 Active 49 DOM
2. 2026-06-17
   days on market $79,900 Active 48 DOM
3. 2026-06-16
   days on market $79,900 Active 47 DOM
4. 2026-06-15
   days on market $79,900 Active 46 DOM
5. 2026-06-13
   days on market $79,900 Active 44 DOM
6. 2026-06-09
   days on market $79,900 Active 40 DOM
7. 2026-06-08
   days on market $79,900 Active 39 DOM
8. 2026-06-07
   days on market $79,900 Active 38 DOM
9. 2026-06-04
   days on market $79,900 Active 35 DOM
10. 2026-06-03
    days on market $79,900 Active 34 DOM
11. 2026-06-02
    days on market $79,900 Active 33 DOM
12. 2026-06-01
    days on market $79,900 Active 32 DOM
13. 2026-05-31
    days on market $79,900 Active 31 DOM
14. 2026-04-29
    listed $79,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 23 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: $28,111
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$2,324
• Taxable income: $15,215
• Est. tax owed @ 24.0%: −$3,652
• After-tax cash flow: $11,930/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home in Haven Lakes Estates is in good condition with modern upgrades and a solid structure. It offers a spacious layout and is located in a quiet neighborhood with easy access to amenities. The home is move-in ready and would benefit from some cosmetic updates to further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops improve functionality and aesthetics
• Both Replace flooring — New flooring can significantly improve the home's appearance and value
• Both Upgrade lighting fixtures — Modern lighting can brighten spaces and improve the home's curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops improve functionality and aesthetics ↑
• Both Replace flooring — New flooring can significantly improve the home's appearance and value ↑
• Both Upgrade lighting fixtures — Modern lighting can brighten spaces and improve the home's curb appeal ↑

ⓘ 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: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Miramar

• Score: 80/100
• State rank: #111
• US rank: #1721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar, FL
• County: Broward County · 1,963,430 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

1 event — show timeline

• 2026-04-29 Listed $79,900 Beaches MLS