1320 SW 131st Pl · Tamiami, FL 33184

$135,000

4 bd · 4.0 ba · 4,500 sqft · Manufactured · 47 Days on market

Built 1980

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in University Lakes Mobile Home Park in Tamiami. This income-producing manufactured home is divided into four efficiency units, currently generating approximately $5,000 per month with tenants in place. Ideal for investors seeking steady cash flow in a market with strong demand for affordable rentals. Located in a highly convenient area with close proximity to major commuter routes, retail destinations, dining options, and key business districts, the property offers excellent accessibility and long-term rental appeal. Optional portfolio sale available—seller also owns three additional manufactured homes within the same community and is willing to sell all

Key facts

• Steady cash flow
• 4 parking spots
• Built 1980

Tags

• INVESTMENT OPPORTUNITY
• FOUR EFFICIENCY UNITS
• STEADY CASH FLOW
• HIGHLY CONVENIENT AREA
• EXCELLENT ACCESSIBILITY
• LONG TERM RENTAL APPEAL

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)

Exterior

• Parking: Four total parking spaces; No carport
• Utilities: Public water (or other public water); Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Manufactured home; Single-story; Faces south; Resale condition
• Construction: Construction materials: other; Roof: other; Approximate living area 4,500
• Exterior features: Not waterfront

Interior

• Bedrooms: Four main-level bedrooms
• Flooring: Other flooring
• Bathrooms: Four full bathrooms, all on the main level
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Visitability features (designed to be visitable)
• Laundry & utility: Laundry area (other/unspecified features)

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.1% vs local median 3.4% in Tamiami — 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 79/100 on livability (#146 in FL, #2,197 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living 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.
• Zoned schools: Zora Neale Hurston Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 467 students, 58% FRL); W. R. Thomas Middle School (math 51% / reading 57%, grade B-, #196 of 571 statewide, top 36%, 639 students, 64% FRL); G. Holmes Braddock Senior High (math 17% / reading 48%, grade F, #411 of 667 statewide, top 62%, 2,436 students, 57% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,853/mo this rent would consume 73% of the median local household income ($80k/yr) (locally 1139% 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 $933 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 3.59% ✓
• Cap rate: 32.08%
• Cash-on-cash: 92.08%
• DSCR: 5.10
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.9%
• Equity multiple: 5.31×
• Total profit: $162,943
• Equity at exit: $20,129

10-year hold

• IRR: 95.7%
• Equity multiple: 11.05×
• Total profit: $380,074
• Equity at exit: $11,672

Cash invested: $37,800 (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 33184

• Home prices YoY: -31.1%
• Active inventory: 80
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $4,853 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,019
• Net cashflow: $2,901

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 35%

Sensitivity live

Price	-10% $2,994	-5% $2,947	+0% $2,901	+5% $2,854	+10% $2,807
Rent	-10% $2,517	-5% $2,709	+0% $2,901	+5% $3,092	+10% $3,284
Rate	-1.0pp $2,969	-0.5pp $2,935	base $2,901	+0.5pp $2,866	+1.0pp $2,830

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 NW 129th Ave Miami, FL	5.0	6.5	4540	$13,500	$2.97	15d	1	1.07mi
223 NW 129th Ave Miami, FL	5.0	6.5	4540	$13,500	$2.97	2d	1	1.07mi
3155 SW 132nd Ave Miami, FL	3.0	3.5	4491	$4,850	$1.08	25d	1	1.12mi
3420 SW 129th Ave Miami, FL	5.0	5.0	6388	$13,990	$2.19	25d	1	1.33mi

Listing history 14 events

1. 2026-06-18
   days on market $135,000 Active 47 DOM
2. 2026-06-17
   days on market $135,000 Active 46 DOM
3. 2026-06-16
   days on market $135,000 Active 45 DOM
4. 2026-06-15
   days on market $135,000 Active 44 DOM
5. 2026-06-13
   days on market $135,000 Active 42 DOM
6. 2026-06-09
   days on market $135,000 Active 38 DOM
7. 2026-06-08
   days on market $135,000 Active 37 DOM
8. 2026-06-07
   days on market $135,000 Active 36 DOM
9. 2026-06-04
   days on market $135,000 Active 33 DOM
10. 2026-06-03
    days on market $135,000 Active 32 DOM
11. 2026-06-02
    days on market $135,000 Active 31 DOM
12. 2026-06-01
    days on market $135,000 Active 30 DOM
13. 2026-05-31
    days on market $135,000 Active 29 DOM
14. 2026-05-02
    listed $135,000 Active

ⓘ 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: $58,232
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$4,659
• − Management: −$4,659
• − Depreciation: −$3,927
• Taxable income: $34,726
• Est. tax owed @ 24.0%: −$8,334
• After-tax cash flow: $26,474/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 — Tamiami

• Score: 79/100
• State rank: #146
• US rank: #2197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamiami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 80,608
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 19,859
• Household income: $79,784
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1139.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 55% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 71%
• Common ancestry: Estonian 1%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 91% Other Indo-European 1% Chinese 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: ▼ -197.33%
• Current HPI: 437.8467
• Rent YoY: —
• 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

• 2026-05-02 Listed $135,000 Beaches MLS