28131 SW 142nd Ct · Leisure City, FL 33033

$240,000

3 bd · 2.0 ba · 1,200 sqft · Townhouse public records · 373 Days on market

Built 1978 Est $331k · 28% under $60/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

BRING BULK OFFERS!! COURT ORDERED SALE - (7) TOWNHOMES IN THE SEAPINES COMMUNITY IN HOMESTEAD. ALL 7 UNITS UNITS WILL BE SOLD IN BULK. COUNTY PROPERTY APPRAISER UNIT INFO: (4) 1BD / 1.5BA / 920 SF AND (3) 3BD / 2BA / 1200 SF. THE 1 BEDROOM UNITS MAY HAVE 2 BEDROOMS AS THE OTHER UNITS IN THE COMMUNITY WITH 920 SF SHOW AS 2 BEDROOMS IN THE MLS. CHECK ATTACHMENT FOR UNIT LIST. CHECK ATTACHMENTS FOR UNIT LIST AND DRAFT PURCHASE CONTRACT. * * In connection with a Bankruptcy Court Sale. Property is sold "As-Is, Where-Is" with no representations, guarantees or warranties of any kind. Buyer's Must Do Their Own Due Diligence.

Key facts

• $60 HOA
• Parking
• Built 1978

Property features AI

Finance

• Other: No pet restrictions
• HOA & community: Quarterly association fee of $180 covering common areas

Exterior

• Parking: Assigned parking
• Utilities: Electric service for heating and cooling
• Home design: Single-story; Entry level: 1
• Construction: Resale property
• Exterior features: Has property attached

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#639 in FL) — a middle-class / working-renter tenant base. Strengths: commute A, cost of living A-, housing B+; Watch: schools F, amenities F, employment 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.
• Market conditions: Rents soft (-2.9%/yr); 616 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,617/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 3426% 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 $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 373 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $240k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $331,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28015 SW 143rd Ct #28015	0.18mi	2/2.0 (-1)	1,196 (-0%)	16mo	$330,000	$276	73
28422 SW 141st Pl	0.14mi	3/2.0	1,160 (-3%)	24mo	$316,500	$273	68

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-26,420
• Equity at exit: $35,785

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-26,439
• Equity at exit: $20,751

Cash invested: $67,200 (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 33033

• Home prices YoY: -28.2%
• Rents YoY: -2.9%
• Active inventory: 616
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$334 /mo · $4,006/yr
• Insurance: −$100
• HOA: −$60
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $315

Break-even live

Break-even rent $2,218

Max offer price $240,000

Occupancy floor 83%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28147 SW 142nd Ct Homestead, FL	2.0	1.5	920	$1,950	$2.12	24d	1	0.03mi
14102 SW 281st Ter Homestead, FL	3.0	2.0	1140	$2,800	$2.46	7d	1	0.07mi
14102 SW 281st Ter Homestead, FL	3.0	2.0	1140	$2,430	$2.13	24d	1	0.07mi
28002 SW 140th Ct Homestead, FL	3.0	2.0	1200	$2,500	$2.08	24d	1	0.15mi
28055 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	24d	1	0.16mi
13949 SW 281st Ter Unit 13949 Homestead, FL	3.0	2.0	964	$2,500	$2.59	24d	1	0.17mi
28214 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	14d	1	0.20mi
28015 SW 143rd Ct Homestead, FL	2.0	2.0	1196	$2,500	$2.09	4d	1	0.20mi
28015 SW 143rd Ct Homestead, FL	2.0	2.0	1196	$2,600	$2.17	21d	1	0.20mi
14280 SW 285th St Homestead, FL	3.0	2.0	1500	$3,200	$2.13	24d	1	0.20mi
14155 SW 288th St Homestead, FL	1.0–3.0	1.0–2.0	829	$2,342	$2.82	3d	20	0.26mi
14570 SW 280th St Homestead, FL	1.0–3.0	1.0–2.0	948	$1,945	$2.05	24d	1	0.39mi
14475 SW 288th St Homestead, FL	3.0	2.0	1032	$2,500	$2.42	21d	1	0.50mi
28511 SW 147th Ave Homestead, FL	3.0	1.5	875	$2,750	$3.14	20d	1	0.51mi
28050 SW 147th Ave Homestead, FL	2.0	2.0	914	$1,750	$1.91	24d	9	0.52mi
28640 SW 146th Ave Homestead, FL	4.0	3.0	1460	$2,999	$2.05	11d	1	0.56mi
28501 SW 147th Ct Homestead, FL	3.0	2.0	1000	$3,000	$3.00	14d	1	0.56mi
28501 SW 147th Ct Homestead, FL	3.0	2.0	1000	$3,000	$3.00	3d	1	0.56mi
13840 SW 273rd Ter Homestead, FL	3.0	2.0	1235	$2,350	$1.90	21d	1	0.63mi
28104 SW 135th Ave Homestead, FL	3.0	2.0	1438	$3,450	$2.40	24d	1	0.64mi
13628 SW 287th Ln Homestead, FL	2.0	2.0	1011	$2,250	$2.23	17d	1	0.65mi
4127 NE 30th St Homestead, FL	3.0	2.0	1443	$3,500	$2.43	11d	1	0.65mi
4127 NE 30th St Homestead, FL	3.0	2.0	1443	$3,500	$2.43	24d	1	0.65mi
13608 SW 286th Ter Homestead, FL	3.0	2.0	1191	$3,000	$2.52	14d	1	0.67mi
13608 SW 286th Ter Homestead, FL	3.0	2.0	1191	$3,200	$2.69	5d	1	0.67mi
27310 SW 138th Ct #27310 Homestead, FL	3.0	2.0	1235	$2,250	$1.82	21d	1	0.67mi
14530 SW 290th Ter Homestead, FL	4.0	2.0	1248	$4,000	$3.21	24d	1	0.68mi
14530 SW 290th Ter Homestead, FL	4.0	2.0	1248	$4,000	$3.21	16d	1	0.68mi
16302 SW 291st St Unit 16302 Homestead, FL	3.0	3.0	1328	$2,600	$1.96	10d	1	0.76mi
16302 SW 291st St Unit 16302 Homestead, FL	3.0	3.0	1328	$2,600	$1.96	14d	1	0.76mi
14515 SW 272nd St Unit 14515 Homestead, FL	3.0	2.0	1431	$3,200	$2.24	24d	1	0.76mi
13720 SW 272nd St Homestead, FL	1.0–3.0	1.0–2.0	988	$2,149	$2.17	1d	51	0.77mi
14519 SW 272nd St #14519 Naranja, FL	3.0	2.0	1500	$2,800	$1.87	20d	1	0.77mi
14830 Naranja Lakes Blvd Unit A3C Homestead, FL	2.0	1.5	1075	$1,700	$1.58	24d	1	0.78mi
14830 Naranja Lakes Blvd Unit A2N Homestead, FL	2.0	1.5	1075	$1,650	$1.53	24d	1	0.78mi
14820 Naranja Lakes Blvd Unit D2J Homestead, FL	2.0	1.5	1075	$1,600	$1.49	14d	1	0.78mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	2.0	1075	$1,650	$1.53	7d	1	0.78mi
14820 Naranja Lakes Blvd Unit D3B Homestead, FL	2.0	1.5	1075	$1,600	$1.49	24d	1	0.78mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	1.5	1075	$1,650	$1.53	11d	1	0.78mi
28600 SW 134th Ct Homestead, FL	3.0	2.5	1331	$2,600	$1.95	7d	1	0.78mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 21 events

1. 2026-06-18
   days on market $240,000 Active 373 DOM
2. 2026-06-17
   days on market $240,000 Active 372 DOM
3. 2026-06-16
   days on market $240,000 Active 371 DOM
4. 2026-06-15
   days on market $240,000 Active 370 DOM
5. 2026-06-13
   days on market $240,000 Active 368 DOM
6. 2026-06-09
   days on market $240,000 Active 364 DOM
7. 2026-06-08
   days on market $240,000 Active 363 DOM
8. 2026-06-08
   days on market $240,000 Active 362 DOM
9. 2026-06-04
   days on market $240,000 Active 359 DOM
10. 2026-06-03
    days on market $240,000 Active 358 DOM
11. 2026-06-02
    days on market $240,000 Active 357 DOM
12. 2026-06-01
    days on market $240,000 Active 356 DOM
13. 2026-05-31
    days on market $240,000 Active 355 DOM
14. 2025-06-10
    listed $240,000 Active
15. 2006-01-18
    soldstatus $145,000
16. 2002-12-11
    soldstatus $42,000
17. 2001-02-13
    soldstatus $64,000
18. 1997-07-10
    soldstatus $54,000
19. 1993-03-04
    soldstatus $12,000
20. 1980-12-01
    soldstatus $41,200
21. 1978-06-01
    soldstatus $23,550

ⓘ 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: $4,006 · $334/mo
• Projected year-2 tax: $4,006 · $334/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 31 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: $31,399
• − Mortgage interest: −$13,444
• − Property taxes: −$4,006
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$720
• − Depreciation: −$6,982
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $3,770/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 — Leisure City

• Score: 65/100
• State rank: #639
• US rank: #12574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure City, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 71,458
• Household income: $69,635
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 3426.0

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 (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%
• Common ancestry: Hispanic 3% Lithuanian 2% Russian 1%
• Foreign-born: 40% · Canada, Jamaica
• 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+919.1% since first listed

8 events — show timeline

• 2025-06-10 Listed $240,000 MARMLS
• 2006-01-18 Sold (Public Records) $145,000 Public Records
• 2002-12-11 Sold (Public Records) $42,000 Public Records
• 2001-02-13 Sold (Public Records) $64,000 Public Records
• 1997-07-10 Sold (Public Records) $54,000 Public Records
• 1993-03-04 Sold (Public Records) $12,000 Public Records
• 1980-12-01 Sold (Public Records) $41,200 Public Records
• 1978-06-01 Sold (Public Records) $23,550 Public Records

Property tax history

+11.0%/yr

Latest (2025): $4,006 · +6.6% YoY. Source: county tax records.