28124 SW 142nd Ct · Leisure City, FL 33033

$195,000

1 bd · 1.0 ba · 920 sqft · Townhouse public records · 376 Days on market

Built 2000 $60/mo HOA · 3% of rent

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• 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 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 2000

Property features AI

Finance

• Financial info: Pets allowed — no pet restrictions
• HOA & community: Association fee $180 quarterly; Association covers common areas

Exterior

• Parking: Assigned parking
• Utilities: Has heating and cooling (electric)
• Home design: Single-story; Entry level is 1; Has property attached
• Construction: Resale property

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• 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 1-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (6.4% below list).
• Recommended offer: $172k (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: amenities F, employment F, health & safety 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: 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); 619 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k 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 376 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $195k implies a 786% 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 6→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 8.9

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-36,612
• Equity at exit: $29,075

10-year hold

• IRR: -21.6%
• Equity multiple: 0.05×
• Total profit: $-51,894
• Equity at exit: $16,860

Cash invested: $54,600 (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 33033

• Home prices YoY: -28.2%
• Rents YoY: -2.9%
• Active inventory: 619
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$275 /mo · $3,295/yr
• Insurance: −$81
• HOA: −$60
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $4

Break-even live

Break-even rent $1,821

Max offer price $195,000

Occupancy floor 95%

Sensitivity live

Price	-10% $114	-5% $59	+0% $4	+5% $-51	+10% $-106
Rent	-10% $-140	-5% $-68	+0% $4	+5% $76	+10% $148
Rate	-1.0pp $102	-0.5pp $54	base $4	+0.5pp $-47	+1.0pp $-98

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: $48,750
• Closing costs: $5,850
• 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	26d	1	0.06mi
28055 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	26d	1	0.08mi
28214 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	17d	1	0.17mi
14570 SW 280th St Homestead, FL	1.0–3.0	1.0–2.0	948	$1,428	$1.51	26d	1	0.32mi
14155 SW 288th St Homestead, FL	1.0–3.0	1.0–2.0	829	$1,710	$2.06	0d	22	0.35mi
28150 SW 147th Ave Homestead, FL	1.0	1.0	661	$676	$1.02	16d	1	0.45mi
28050 SW 147th Ave Homestead, FL	2.0	2.0	914	$1,750	$1.91	26d	9	0.46mi
14820 Naranja Lakes Blvd Unit D2J Homestead, FL	2.0	1.5	1075	$1,600	$1.49	17d	1	0.70mi
14820 Naranja Lakes Blvd Unit D3B Homestead, FL	2.0	1.5	1075	$1,600	$1.49	26d	1	0.70mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	1.5	1075	$1,650	$1.53	14d	1	0.70mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	2.0	1075	$1,650	$1.53	9d	1	0.70mi
14830 Naranja Lakes Blvd Unit A3C Homestead, FL	2.0	1.5	1075	$1,700	$1.58	26d	1	0.70mi
14830 Naranja Lakes Blvd Unit A2N Homestead, FL	2.0	1.5	1075	$1,650	$1.53	26d	1	0.70mi
14840 Naranja Lakes Blvd Unit C2P Homestead, FL	2.0	1.5	1075	$2,100	$1.95	6d	1	0.70mi
14840 Naranja Lakes Blvd Unit C3E Homestead, FL	2.0	1.5	1075	$1,950	$1.81	26d	1	0.70mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,695	$1.58	26d	1	0.70mi
14840 Naranja Lakes Blvd Unit C4C Homestead, FL	2.0	2.0	1075	$1,600	$1.49	26d	1	0.70mi
14840 Naranja Lakes Blvd Unit C3C Homestead, FL	2.0	1.5	1075	$1,575	$1.47	26d	1	0.70mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,595	$1.48	4d	1	0.70mi
13628 SW 287th Ln Homestead, FL	2.0	2.0	1011	$2,250	$2.23	20d	1	0.74mi
14850 Naranja Lakes Blvd Unit B3M Homestead, FL	2.0	1.5	1075	$1,600	$1.49	26d	1	0.75mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,995	$1.86	26d	1	0.75mi
14850 Naranja Lakes Blvd Unit B3D Homestead, FL	2.0	1.5	1075	$1,995	$1.86	9d	1	0.75mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,895	$1.76	9d	1	0.75mi
13720 SW 272nd St Homestead, FL	1.0–3.0	1.0–2.0	988	$1,749	$1.77	0d	52	0.75mi
14981 SW 283rd St Homestead, FL	1.0–2.0	1.0–2.0	843	$1,931	$2.29	0d	17	0.77mi
27077 S Dixie Hwy Homestead, FL	1.0–2.0	1.0–2.0	823	$1,999	$2.43	0d	11	0.82mi
26711 SW 145th Avenue Rd Homestead, FL	2.0	1.0	800	$2,400	$3.00	17d	1	0.91mi
26620 SW 138th Ct Unit B Homestead, FL	1.0	1.0	987	$2,000	$2.03	5d	1	0.99mi
13651 SW 268th St Unit 8 Homestead, FL	1.0	1.0	600	$1,350	$2.25	26d	1	1.07mi
26511 SW 146th Ct Homestead, FL	2.0	1.0–2.0	835	$1,850	$2.22	7d	3	1.07mi
28152 SW 153rd Ave Unit 28152 Homestead, FL	2.0	1.0	880	$1,995	$2.27	26d	1	1.09mi
26510 SW 138th Ave Unit A Naranja, FL	2.0	1.0	966	$1,575	$1.63	9d	1	1.11mi
26510 SW 138th Ave Unit A Naranja, FL	2.0	1.0	966	$1,600	$1.66	26d	1	1.11mi
13451 SW 268th St Homestead, FL	2.0	1.0	700	$2,100	$3.00	26d	1	1.14mi
13451 SW 268th St Unit A Naranja, FL	2.0	1.0	700	$2,100	$3.00	13d	1	1.14mi
14770 SW 264th St Homestead, FL	2.0–4.0	2.0	1166	$1,808	$1.55	26d	1	1.18mi
14530 SW 261st St Unit 1 Princeton, FL	1.0	1.0	700	$1,900	$2.71	9d	1	1.20mi
14530 SW 261st St Unit 1 Princeton, FL	1.0	1.0	700	$1,900	$2.71	26d	1	1.20mi
15410 SW 284th St Homestead, FL	2.0	2.0	900	$1,850	$2.06	9d	2	1.24mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 17 events

1. 2026-06-22
   days on market $195,000 Active 376 DOM
2. 2026-06-18
   days on market $195,000 Active 373 DOM
3. 2026-06-17
   days on market $195,000 Active 372 DOM
4. 2026-06-16
   days on market $195,000 Active 371 DOM
5. 2026-06-15
   days on market $195,000 Active 370 DOM
6. 2026-06-13
   days on market $195,000 Active 368 DOM
7. 2026-06-09
   days on market $195,000 Active 364 DOM
8. 2026-06-08
   days on market $195,000 Active 363 DOM
9. 2026-06-08
   days on market $195,000 Active 362 DOM
10. 2026-06-04
    days on market $195,000 Active 359 DOM
11. 2026-06-03
    days on market $195,000 Active 358 DOM
12. 2026-06-02
    days on market $195,000 Active 357 DOM
13. 2026-06-01
    days on market $195,000 Active 356 DOM
14. 2026-05-31
    days on market $195,000 Active 355 DOM
15. 2025-06-10
    listed $195,000 Active
16. 1996-04-15
    soldstatus $22,000
17. 1978-09-01
    soldstatus $19,500

ⓘ 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: $3,295 · $275/mo
• Projected year-2 tax: $3,295 · $275/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 6 d/yr ≥105°F today · 27 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: $21,910
• − Mortgage interest: −$10,923
• − Property taxes: −$3,295
• − Insurance: −$975
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$720
• − Depreciation: −$5,673
• Taxable loss: −$3,181
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $811/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

+900.0% since first listed

3 events — show timeline

• 2025-06-10 Listed $195,000 MARMLS
• 1996-04-15 Sold (Public Records) $22,000 Public Records
• 1978-09-01 Sold (Public Records) $19,500 Public Records

Property tax history

+14.6%/yr

Latest (2025): $3,295 · +5.6% YoY. Source: county tax records.