5612 NW 5612 Nw 206th Ln · Miramar, FL 33055

$170,000

4 bd · 3.0 ba · 2,000 sqft · Manufactured · 12 Days on market

Built 1983 Average condition $90/mo HOA · 2% of rent

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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 +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained manufactured home situated on a spacious lot with attractive curb appeal and mature tropical landscaping. The property features a large covered front porch with wheelchair-accessible ramp, expansive concrete driveway offering ample parking, and a generously sized side yard perfect for outdoor entertaining, gardening, or future enhancements. Inside, you’ll find a comfortable layout with abundant natural light and practical living spaces designed for everyday convenience. The exterior showcases updated landscaping, palm trees, and a low-maintenance yard that complements the South Florida lifestyle. Conveniently located near major highways, shopping, dinin

Key facts

• Covered front porch
• Mature palm trees
• Tropical landscaping

Tags

• COVERED FRONT PORCH
• AMPLE DRIVEWAY PARKING
• MATURE PALM TREES
• TROPICAL LANDSCAPING
• LOW-MAINTENANCE EXTERIOR
• SOUTH FLORIDA LOCATION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee ($860) covering grounds maintenance and security; Community amenities: clubhouse, gated community, community pool, tennis courts; Senior community

Exterior

• Parking: 2-car garage; Driveway; Guest parking; 2 covered spaces
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Resale; Faces northwest
• Construction: Aluminum roof; Manufactured construction
• Exterior features: Enclosed porch; Patio; Screened porch; Guest house; Canal front with canal access; Automatic sprinklers; Less than quarter acre lot; Has a view (faces northwest)

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closet cabinetry; First-floor entry; Handicap access / accessibility features; Kitchen/dining combo; Living/dining room
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $170k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Cap rate 18.4% 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.
• 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 (-5.0%/yr); 103 active listings in the ZIP; 20 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).
• At $3,769/mo this rent would consume 73% of the median local household income ($62k/yr) (locally 1006% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $170,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.22% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.17%
• DSCR: 2.92
• GRM: 3.8

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: 36.5%
• Equity multiple: 2.48×
• Total profit: $70,595
• Equity at exit: $25,348

10-year hold

• IRR: 41.5%
• Equity multiple: 4.35×
• Total profit: $159,696
• Equity at exit: $14,698

Cash invested: $47,600 (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 33055

• Rents YoY: -5.0%
• Active inventory: 103
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,769 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$90
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $1,713

Break-even live

Break-even rent $1,601

Max offer price $170,000

Occupancy floor 50%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4260 SW 117th Ln Miramar, FL	3.0	3.0	1484	$4,008	$2.70	16d	1	0.65mi
12430 SW 50th St Miramar, FL	3.0	2.0	1426	$2,900	$2.03	22d	1	1.11mi
12430 SW 50th St #105 Miramar, FL	3.0	2.0	1426	$2,900	$2.03	2d	1	1.11mi
2750 SW 113th Ln Pembroke Pines, FL	3.0	1.0–2.0	1011	$3,415	$3.38	2d	1	1.13mi
12498 SW 54th St Miramar, FL	3.0	2.0	1547	$3,195	$2.07	24d	1	1.23mi
4974 SW 127th Ave Miramar, FL	4.0	3.0	2009	$3,450	$1.72	24d	1	1.27mi
3040 SW 119th Ave Miramar, FL	1.0–3.0	1.0–3.0	1239	$3,545	$2.86	2d	19	1.31mi
11980 SW 29th St Miramar, FL	3.0	3.5	1955	$3,600	$1.84	24d	1	1.37mi
12816 SW 52nd St Miramar, FL	4.0	2.0	2205	$3,600	$1.63	24d	1	1.42mi
2709 SW 119th Way #2709 Miramar, FL	3.0	3.5	2099	$4,000	$1.91	24d	1	1.43mi
2709 SW 119th Way #2709 Miramar, FL	3.0	3.5	2099	$3,900	$1.86	8d	1	1.43mi
12830 SW 51st St Miramar, FL	3.0	2.0	2012	$3,700	$1.84	24d	1	1.44mi
11700 SW 26th St Miramar, FL	1.0–3.0	1.0–2.5	1273	$3,619	$2.84	2d	63	1.44mi
12853 SW 50th St Miramar, FL	3.0	2.5	1717	$3,600	$2.10	24d	1	1.45mi
12870 SW 53rd St Miramar, FL	3.0	2.0	1542	$3,500	$2.27	8d	1	1.46mi
11942 SW 26th Ct Miramar, FL	3.0	3.5	2147	$3,600	$1.68	8d	1	1.46mi
11942 SW 26th Ct Miramar, FL	3.0	3.5	2147	$3,600	$1.68	24d	1	1.46mi
11967 SW 26th Ct Miramar, FL	3.0	3.5	1760	$3,600	$2.05	21d	1	1.48mi
12860 SW 51st St Miramar, FL	3.0	2.0	1780	$3,700	$2.08	15d	1	1.49mi
12858 SW 52nd St Miramar, FL	3.0	2.0	1780	$3,700	$2.08	24d	1	1.50mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-06-15
   days on market $170,000 Active 12 DOM
2. 2026-06-13
   pricedays on market $170,000 Active 10 DOM
3. 2026-06-09
   days on market $190,000 Active 6 DOM
4. 2026-06-08
   days on market $190,000 Active 5 DOM
5. 2026-06-07
   days on market $190,000 Active 4 DOM
6. 2026-06-04
   remarks 693-char remark
7. 2026-06-04
   listed $190,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $45,227
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$3,618
• − Management: −$3,618
• − HOA: −$1,080
• − Depreciation: −$4,945
• Taxable income: $19,042
• Est. tax owed @ 24.0%: −$4,570
• After-tax cash flow: $15,981/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 · 10 photos

Average 55/100 Cosmetic rehab

This manufactured home has average condition with cosmetic updates needed. Repairs to the roof and exterior paint are critical to improve its value.

Repairs flagged

• Major roof — visible wear on roofline
• Major exterior paint — paint peeling

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both roof repair — fixes major issue and improves value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear on roofline	Major	$15,000–50,000
exterior paint · paint peeling	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both roof repair — fixes major issue and improves value ↑

ⓘ 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 — 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

• County: Miami-Dade County · 2,697,751 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,659
• Household income: $62,286
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 1006.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 38% Black 23% White 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 44% Dominican 4%
• Common ancestry: Hispanic 0%
• Foreign-born: 56% · Canada, Jamaica, China
• Languages at home: 30% English-only · Spanish 68% Chinese 1% French/Haitian/Cajun 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: ▼ -327.03%
• Current HPI: 527.6639
• Rent YoY: ▼ -5.00%
• 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

• 2026-06-03 Listed $190,000 MARMLS