1650 NE 33rd Rd Unit 112-10 · Homestead, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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).
- ARV discount +11.0/15.0
- Cash flow +5.2/30.0
- Livability +3.9/5.0
- 1% rule +3.8/10.0
- Condition / age +3.8/5.0
- Schools +2.3/10.0
- Rent growth +1.8/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$245,000
1650 NE 33rd Rd Unit 112-10 · Homestead, FL 33033
2 bd · 2.5 ba · 1,069 sqft · Condo
· 30 Days on market
Built 2006
$229/sqft
· 8% below area
Est $266k · 8% under
$567/mo HOA · 26% of rent
↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Move-in ready end-unit townhome in the sought-after gated community of Villas at Carmel at Malibu Bay! Enjoy added privacy with only one neighboring wall, brand-new premium wood-look flooring throughout, fresh interior paint, and a light-filled two-story layout featuring 2 bedrooms and 2.5 bathrooms. Highlights include an in-unit washer/dryer, full hurricane shutters for added protection and insurance savings, and a private outdoor patio perfect for entertaining. Residents enjoy 24/7 guarded security alongside resort-style amenities: clubhouse, pool, fitness center, playground, and splash pad.
Key facts
- Gated community
- Clubhouse
- End-unit townhome
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.5-bath condo listed at $245k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-618 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $156k (36.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (11.7% below list).
- Recommended offer: $156k (36.5% below list) — sets the bar for cash-flow.
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.
- Zoned schools: Mandarin Lakes K-8 Academy (math 18% / reading 22%, grade F, #2,098 of 2,144 statewide, top 98%, 781 students, 80% FRL); Redland Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 601 students, 71% FRL); Homestead Senior High School (math 24% / reading 23%, grade F, #533 of 667 statewide, top 80%, 2,020 students, 74% FRL).
- Zoned-school proficiency averages 23% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
- Market conditions: Rents soft (-2.9%/yr); 978 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- This rent runs 37% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts 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; HOA is 26% of rent.
- Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$155,646
(36.5% below list)
Questions for the listing agent
- 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?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.88% ✗
- Cap rate
- 3.59%
- Cash-on-cash
- -9.64%
- DSCR
- 0.57
- GRM
- 9.4
CMA / ARV
- ARV (median comp)
- $265,965
- List price
- $245,000
- Delta
- -7.88%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 14521 SW 297th St | 0.42mi | 3/1.0 (+1) | 1,056 (-1%) | 3mo | $435,000 | $412 | 65 |
| 1242 NE 32nd Ave | 0.29mi | 3/2.0 (+1) | 1,258 (+18%) | 1mo | $342,900 | $273 | 53 |
| 3214 SE 4th Ct | 1.37mi | 2/2.5 | 1,224 (+14%) | 2mo | $330,000 | $270 | 39 |
| 540 SE 32nd Ave | 1.45mi | 2/2.5 | 1,224 (+14%) | 2mo | $335,000 | $274 | 39 |
| 230 SE 29th Ave #12 | 1.33mi | 2/2.5 | 1,290 (+21%) | 1mo | $215,000 | $167 | 39 |
| 13268 Old Biscayne Dr #204 | 1.32mi | 2/2.0 | 898 (-16%) | 1mo | $210,000 | $234 | 37 |
| 28393 SW 140th Pl | 1.27mi | 3/2.0 (+1) | 1,200 (+12%) | 0mo | $275,000 | $229 | 37 |
| 15451 SW 289th Ter | 1.38mi | 2/1.0 | 824 (-23%) | 0mo | $399,000 | $484 | 34 |
| 30010 SW 153rd Ave | 0.88mi | 3/2.0 (+1) | 1,288 (+20%) | 0mo | $500,000 | $388 | 33 |
| 15122 SW 297th Ter | 0.76mi | 3/2.0 (+1) | 1,292 (+21%) | 1mo | $450,000 | $348 | 32 |
| 15120 SW 296th St | 0.81mi | 3/2.0 (+1) | 1,292 (+21%) | 1mo | $505,000 | $391 | 32 |
| 15485 Harrison Dr | 1.30mi | 3/1.0 (+1) | 855 (-20%) | 1mo | $325,000 | $380 | 28 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -40.9%
- Equity multiple
- -0.24×
- Total profit
- $-84,948
- Equity at exit
- $36,530
10-year hold
- IRR
- —
- Equity multiple
- -1.15×
- Total profit
- $-147,402
- Equity at exit
- $21,183
Cash invested: $68,600 (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.
Active competition Active MLS
- For sale now
- 3 active
- Median asking
- $244,900 ($229/sqft)
- Median days on market
- 165 d
- This list price
- 67% of active listings are priced below it
- ARV vs active asking
- +8.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33033
- Home prices YoY
- -28.2%
- Rents YoY
- -2.9%
- Active inventory
- 978
- Price-to-rent
- 9.4×
Monthly cashflow live
↻
- Estimated rent
- $2,163 high interval (Pro) →
- Mortgage (P&I)
- −$1,285
- Tax est. 1.5%
- −$306 /mo · $3,675/yr
- Insurance
- −$102
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$567
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$454
- Net cashflow
- $-618
Break-even live
Break-even rent
$2,945
Max offer price
$155,646
Occupancy floor
—
Sensitivity live
| Price | -10% $-448 | -5% $-533 | +0% $-618 | +5% $-702 | +10% $-787 |
|---|---|---|---|---|---|
| Rent | -10% $-788 | -5% $-703 | +0% $-618 | +5% $-532 | +10% $-447 |
| Rate | -1.0pp $-494 | -0.5pp $-555 | base $-618 | +0.5pp $-681 | +1.0pp $-746 |
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
- $61,250
- Closing costs
- $7,350
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1650 NE 33rd Ave Unit 205-7 Homestead, FL | 3.0 | 2.0 | 1062 | $1,950 | $1.84 | 165d | 1 | 0.01mi |
| 1650 NE 33rd Rd #108 Homestead, FL | 3.0 | 2.5 | 1169 | $2,100 | $1.80 | 145d | 1 | 0.02mi |
| 1650 NE 33rd Rd Unit 106-10 Homestead, FL | 3.0 | 2.0 | 1062 | $1,999 | $1.88 | 165d | 1 | 0.02mi |
| 1655 NE 33rd Rd Unit 105-4 Homestead, FL | 3.0 | 2.5 | 1169 | $2,000 | $1.71 | 43d | 1 | 0.03mi |
| 1690 NE 33rd Ave Unit 210-6 Homestead, FL | 3.0 | 2.0 | 1062 | $1,900 | $1.79 | 112d | 1 | 0.03mi |
| 1690 NE 33rd Ave Unit 210-6 Homestead, FL | 3.0 | 2.0 | 1062 | $1,900 | $1.79 | 10d | 1 | 0.03mi |
| 1690 NE 33rd Ave Unit 109-6 Homestead, FL | 3.0 | 2.5 | 1379 | $2,100 | $1.52 | 143d | 1 | 0.03mi |
| 1720 NE 33rd Ave Homestead, FL | 3.0 | 2.5 | 1169 | $2,380 | $2.04 | 92d | 1 | 0.05mi |
| 1570 NE 33rd Rd #201 Homestead, FL | 3.0 | 2.0 | 1062 | $1,800 | $1.69 | 43d | 1 | 0.06mi |
| 1570 NE 33rd Rd #201 Homestead, FL | 3.0 | 2.0 | 1062 | $1,900 | $1.79 | 10d | 1 | 0.06mi |
| 1570 NE 33rd Rd #201 Homestead, FL | 3.0 | 2.0 | 1062 | $1,900 | $1.79 | 6d | 1 | 0.06mi |
| 1720 NE 33rd Ave Unit 201-5 Homestead, FL | 3.0 | 2.0 | 1062 | $2,175 | $2.05 | 165d | 1 | 0.06mi |
| 1720 NE 33rd Ave Unit 110-5 Homestead, FL | 3.0 | 2.5 | 1379 | $2,000 | $1.45 | 87d | 1 | 0.06mi |
| 1575 NE 33rd Ave #107 Homestead, FL | 3.0 | 2.0 | 1169 | $2,200 | $1.88 | 115d | 1 | 0.08mi |
| 1575 NE 33rd Ave #105 Homestead, FL | 3.0 | 2.5 | 1169 | $2,200 | $1.88 | 69d | 1 | 0.08mi |
| 1570 NE 33rd Rd Unit 103-11 Homestead, FL | 3.0 | 3.0 | 1234 | $2,100 | $1.70 | 46d | 1 | 0.08mi |
| 3375 NE 15th Dr Unit 102-12 Homestead, FL | 3.0 | 2.0 | 1379 | $2,200 | $1.60 | 165d | 1 | 0.08mi |
| 3375 NE 15th Dr Unit 102-12 Homestead, FL | 3.0 | 2.0 | 1379 | $2,200 | $1.60 | 117d | 1 | 0.08mi |
| 1555 NE 33rd Rd Unit 104-2 Homestead, FL | 3.0 | 2.0 | 1169 | $2,200 | $1.88 | 10d | 1 | 0.09mi |
| 1555 NE 33rd Rd Unit 108-2 Homestead, FL | 3.0 | 2.0 | 1169 | $2,000 | $1.71 | 10d | 1 | 0.09mi |
| 1555 NE 33rd Rd Unit 104-2 Homestead, FL | 3.0 | 2.0 | 1169 | $2,200 | $1.88 | 20d | 1 | 0.09mi |
| 1555 NE 33rd Rd Unit 108-2 Homestead, FL | 3.0 | 2.0 | 1169 | $2,000 | $1.71 | 56d | 1 | 0.09mi |
| 1490 NE 33rd Ave Unit 109-13 Homestead, FL | 3.0 | 2.0 | 1379 | $2,300 | $1.67 | 165d | 1 | 0.11mi |
| 1495 NE 33rd Ave #107 Homestead, FL | 3.0 | 3.0 | 1234 | $2,950 | $2.39 | 10d | 1 | 0.12mi |
| 1485 NE 33rd Rd Unit 101-1 Homestead, FL | 2.0 | 2.0 | 1069 | $1,900 | $1.78 | 163d | 1 | 0.12mi |
| 1485 NE 33rd Rd Unit 111-1 Homestead, FL | 3.0 | 2.5 | 1379 | $2,300 | $1.67 | 3d | 1 | 0.12mi |
| 1485 NE 33rd Rd Unit 111-1 Homestead, FL | 3.0 | 2.5 | 1379 | $2,300 | $1.67 | 10d | 1 | 0.12mi |
| 1490 NE 33rd Rd #205 Homestead, FL | 3.0 | 2.0 | 1062 | $1,765 | $1.66 | 43d | 1 | 0.13mi |
| 1480 NE 33rd Ave #108 Homestead, FL | 3.0 | 3.0 | 1234 | $2,100 | $1.70 | 40d | 1 | 0.15mi |
| 1420 NE 33rd Ave #106 Homestead, FL | 3.0 | 2.5 | 1169 | $2,050 | $1.75 | 10d | 1 | 0.19mi |
| 1420 NE 33rd Ave #106 Homestead, FL | 3.0 | 2.5 | 1169 | $2,250 | $1.92 | 23d | 1 | 0.19mi |
| 3355 NE 13th Circle Dr Unit 108-28 Homestead, FL | 3.0 | 3.0 | 1234 | $2,250 | $1.82 | 92d | 1 | 0.22mi |
| 3355 NE 13th Circle Dr Unit 201-28 Homestead, FL | 3.0 | 2.0 | 1062 | $2,000 | $1.88 | 10d | 1 | 0.22mi |
| 3355 NE 13th Circle Dr Unit 201-28 Homestead, FL | 3.0 | 2.0 | 1062 | $2,000 | $1.88 | 5d | 1 | 0.22mi |
| 3370 NE 13th Circle Dr Unit 106-20 Homestead, FL | 3.0 | 2.5 | 1169 | $2,500 | $2.14 | 3d | 1 | 0.22mi |
| 3370 NE 13th Circle Dr Unit 106-20 Homestead, FL | 3.0 | 2.5 | 1169 | $2,300 | $1.97 | 10d | 1 | 0.22mi |
| 3370 NE 13th Circle Dr Unit 106-20 Homestead, FL | 3.0 | 2.5 | 1169 | $2,300 | $1.97 | 31d | 1 | 0.22mi |
| 3350 NE 13th Circle Dr Unit 201-21 Homestead, FL | 3.0 | 2.0 | 1062 | $1,900 | $1.79 | 10d | 1 | 0.22mi |
| 3350 NE 13th Circle Dr Unit 201-21 Homestead, FL | 3.0 | 2.0 | 1062 | $1,900 | $1.79 | 51d | 1 | 0.22mi |
| 1398 NE 33rd Ave Unit 108-25 Homestead, FL | 3.0 | 3.0 | 1234 | $2,000 | $1.62 | 82d | 1 | 0.23mi |
Property features AI
Finance
- HOA & community
- Monthly association fee of $567Association fee includes amenities, common areas, recreation facilities, security, and trashCommunity clubhouse, fitness center, playground, and poolPets allowed with conditions
Exterior
- Parking
- Guest parkingOne parking space
- Security
- Storm/security shuttersFenced complexSecurity guard
- Home design
- Two storiesFirst-floor entry
- Construction
- Block construction
- Exterior features
- FencePatioAssociation pool
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigerator
- Flooring
- TileVinyl
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central heatingCentral air conditioningCeiling fans
- Interior features
- First-floor entry
- Laundry & utility
- WasherDryer
HOA detail $567/mo · $6,804/yr condo
- Likely covers
- poolgymsecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $245,000 Active 30 DOM
-
2026-11-07days on market $245,000 Active 29 DOM
-
2026-11-06days on market $245,000 Active 28 DOM
-
2026-11-05days on market $245,000 Active 27 DOM
-
2026-11-04days on market $245,000 Active 26 DOM
-
2026-11-02days on market $245,000 Active 24 DOM
-
2026-11-01days on market $245,000 Active 23 DOM
-
2026-10-31days on market $245,000 Active 22 DOM
-
2026-10-30days on market $245,000 Active 21 DOM
-
2026-10-29days on market $245,000 Active 20 DOM
-
2026-10-28days on market $245,000 Active 19 DOM
-
2026-10-27days on market $245,000 Active 18 DOM
-
2026-10-26days on market $245,000 Active 17 DOM
-
2026-10-26days on market $245,000 Active 16 DOM
-
2026-10-24days on market $245,000 Active 15 DOM
-
2026-10-23days on market $245,000 Active 14 DOM
-
2026-10-22days on market $245,000 Active 13 DOM
-
2026-10-21days on market $245,000 Active 12 DOM
-
2026-10-20days on market $245,000 Active 11 DOM
-
2026-10-19days on market $245,000 Active 10 DOM
-
2026-10-18days on market $245,000 Active 9 DOM
-
2026-10-17days on market $245,000 Active 8 DOM
-
2026-10-16days on market $245,000 Active 7 DOM
-
2026-10-15days on market $245,000 Active 6 DOM
-
2026-10-14days on market $245,000 Active 5 DOM
-
2026-10-13days on market $245,000 Active 4 DOM
-
2026-10-12days on market $245,000 Active 3 DOM
-
2026-10-11days on market $245,000 Active 2 DOM
-
2026-10-10remarks 699-char remark
-
2026-10-10pricedays on market $245,000 Active 1 DOM
-
2026-08-10days on market $244,900 Active 160 DOM
-
2026-08-09days on market $244,900 Active 159 DOM
-
2026-08-08days on market $244,900 Active 158 DOM
-
2026-08-06days on market $244,900 Active 156 DOM
-
2026-08-05days on market $244,900 Active 155 DOM
-
2026-08-04days on market $244,900 Active 154 DOM
-
2026-08-03days on market $244,900 Active 153 DOM
-
2026-07-31days on market $244,900 Active 150 DOM
-
2026-07-28days on market $244,900 Active 147 DOM
-
2026-07-24days on market $244,900 Active 143 DOM
-
2026-07-23days on market $244,900 Active 142 DOM
-
2026-07-22days on market $244,900 Active 141 DOM
-
2026-07-21days on market $244,900 Active 140 DOM
-
2026-07-20days on market $244,900 Active 139 DOM
-
2026-07-18days on market $244,900 Active 137 DOM
-
2026-07-16days on market $244,900 Active 135 DOM
-
2026-07-15days on market $244,900 Active 134 DOM
-
2026-07-13days on market $244,900 Active 132 DOM
-
2026-07-13days on market $244,900 Active 131 DOM
-
2026-07-11days on market $244,900 Active 130 DOM
ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
- Wildfire 1/10 Low
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,961
- − Mortgage interest
- −$13,724
- − Property taxes
- −$3,675
- − Insurance
- −$2,022
- − Repairs & maintenance
- −$2,077
- − Management
- −$2,077
- − HOA
- −$6,804
- − Depreciation
- −$7,127
- Taxable loss
- −$11,545
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,771
- After-tax cash flow
- $-4,639/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 · 6 photos
75/100
Cosmetic rehab
Est. rehab $5,345–$16,035 screening
This townhouse is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates and system upgrades.
Value-add opportunities
- Both Painting the exterior — Fresh paint enhances curb appeal and value ↑
- Both Landscaping the front yard — Well-maintained landscaping improves curb appeal and rental value ↑
- Both Upgrading the HVAC system — A new HVAC system improves comfort and energy efficiency ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 23/100
Zoned Schools
Elementary
Mandarin Lakes K-8 Academy
F
FL #2,098/2,144
Nat'l #33,283/41,679
Middle
Redland Middle School
F
FL #512/571
Nat'l #10,204/14,009
High
Homestead Senior High School
F
FL #533/667
Nat'l #13,485/17,239
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
B
Composite livability gradescore 78/100
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 · 3,126,439 people
- City population
- 191,470
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 71,458
- Household income
- $69,635
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (71%)
- Race & ethnicity
- Hispanic / Latino 71% Two or more races 28% Black 18% White 9%
- Hispanic origin (detail)
- Mexican 13% Puerto Rican 6% Cuban 28% Dominican 3%
- Languages at home
- 32% English-only · Spanish 63% French/Haitian/Cajun 4% 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
- ▼ -179.13%
- Current HPI
- 456.2679
- Rent YoY
- ▼ -2.93%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-5.0% since first listed9 events — show timeline
- 2026-10-09 Listed $245,000 MARMLS
- 2026-08-11 Rental Removed $2,200 MARMLS
- 2026-08-10 Listing Removed — MARMLS
- 2026-07-30 Listed for Rent $2,200 MARMLS
- 2026-07-30 Rental Removed $2,200 RMLSFL
- 2026-07-25 Listed for Rent $2,200 RMLSFL
- 2026-04-25 Price Changed $244,900 MARMLS
- 2026-03-14 Price Changed $254,900 MARMLS
- 2026-03-02 Listed $258,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…