26201 SW 135th Ave · Princeton, FL 33032

$265,000

2 bd · 2.0 ba · 1,568 sqft · Townhouse public records · 11 Days on market

Built 2006

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$$ "SALE FELL THROUGH. OPPORTUNITY KNOCKS"!! $$ BANK OWNED BEAUTY $$ ALMOST SHOWS LIKE NEW AND ON CORNER LOT!! NO HOA APPROVAL NEEDED!! ALL OFFERS MUST BE ON A FAR BAR AS - IS CONTRACT AND INCLUDE A PRE QUALIFICATION LETTER OR PROOF OF FUNDS AND A COPY OF THE EMD. $$

Key facts

• Three parking spaces
• Near the turnpike
• No hoa

Tags

• NO HOA
• NO SPECIAL ASSESSMENTS
• THREE PARKING SPACES
• NEAR THE TURNPIKE
• SHOPPING AND DINING

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets are not allowed
• HOA & community: Association fees charged monthly

Exterior

• Parking: Two or more parking spaces
• Security: Security system; Storm/security shutters
• Utilities: Roof has energy-efficient features
• Home design: Single-story home; Resale property; Has attached property; Entry on level 1
• Construction: Block construction
• Exterior features: Fenced yard; Open porch; Porch; Storm/security shutters

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Eat-in kitchen; Breakfast area
• Bedrooms: Bedroom(s) on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Bedroom on main level; Breakfast area; Entrance foyer; Eat-in kitchen; First-floor entry; Combined living/dining area; Tub with shower; Upper-level primary
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-27 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (1.7% below list).
• Recommended offer: $260k (1.8% below list) — sets the bar for cash-flow.
• Cap rate 6.5% vs local median 3.1% in Princeton — 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 69/100 on livability (#468 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, health & safety B+; Watch: 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: Coconut Palm K-8 Academy (math 27% / reading 31%, grade F, #1,932 of 2,144 statewide, top 91%, 1,210 students, 74% FRL); Redland Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 601 students, 71% FRL); South Dade Senior High School (math 23% / reading 32%, grade F, #470 of 667 statewide, top 71%, 3,145 students, 73% FRL).
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 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 (-1.0%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $45k; list at $265k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,318 (1.8% below list)

Questions for the listing agent

1. 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?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 8.5

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-52,066
• Equity at exit: $39,512

10-year hold

• IRR: -24.7%
• Equity multiple: -0.03×
• Total profit: $-76,211
• Equity at exit: $22,912

Cash invested: $74,200 (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 33032

• Home prices YoY: -29.8%
• Rents YoY: -1.0%
• Active inventory: 590
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$517 /mo · $6,203/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-27

Break-even live

Break-even rent $2,637

Max offer price $260,318

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $49	+0% $-27	+5% $-102	+10% $-177
Rent	-10% $-232	-5% $-129	+0% $-27	+5% $76	+10% $179
Rate	-1.0pp $107	-0.5pp $41	base $-27	+0.5pp $-95	+1.0pp $-165

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13414 SW 263rd St Unit 13414 Homestead, FL	3.0	2.5	1458	$2,700	$1.85	26d	1	0.06mi
26205 SW 133rd Ct Homestead, FL	3.0	2.0	1602	$3,200	$2.00	26d	1	0.21mi
13351 SW 258th Ter Homestead, FL	1.0	1.0	1785	$1,000	$0.56	26d	1	0.33mi
25948 SW 132nd Ave Unit 1 Homestead, FL	1.0	1.0	1456	$1,450	$1.00	26d	1	0.38mi
26633 SW 138th Ct #1 Homestead, FL	3.0	1.0	1311	$2,250	$1.72	26d	1	0.43mi
13065 SW 263rd Ter #2 Homestead, FL	1.0	1.0	1334	$1,500	$1.12	26d	1	0.45mi
13710 SW 256th St Naranja, FL	1.0–3.0	1.0–2.0	854	$1,966	$2.30	5d	10	0.46mi
25869 SW 139th Ct Homestead, FL	3.0	2.5	1266	$2,650	$2.09	26d	1	0.49mi
13958 SW 260th St #101 Homestead, FL	2.0	2.5	1212	$1,850	$1.53	12d	1	0.51mi
13958 SW 260th St #101 Homestead, FL	2.0	2.5	1212	$1,850	$1.53	24d	1	0.51mi
13471 SW 271st Ln Homestead, FL	3.0	2.0	1194	$2,350	$1.97	17d	1	0.56mi
27160 SW 132nd Court Rd Homestead, FL	3.0	2.0	1977	$3,300	$1.67	26d	1	0.59mi
25850 SW 140th Ct Homestead, FL	2.0	2.0	1175	$2,556	$2.18	3d	1	0.59mi
25850 SW 140th Ct Homestead, FL	1.0–3.0	1.0–2.0	1079	$2,701	$2.50	4d	38	0.59mi
13000 SW 260th Ter Unit 10 Homestead, FL	1.0	1.0	1938	$1,050	$0.54	20d	1	0.60mi
14130 SW 260th St #103 Homestead, FL	3.0	2.5	1657	$2,200	$1.33	24d	1	0.61mi
13063 SW 256th St Homestead, FL	3.0	2.0	1527	$3,600	$2.36	26d	1	0.61mi
13233 SW 272nd St Homestead, FL	3.0	2.0	2130	$3,500	$1.64	22d	1	0.64mi
13233 SW 272nd St Homestead, FL	3.0	2.0	2130	$3,500	$1.64	26d	1	0.64mi
26508 SW 128th Ct Homestead, FL	3.0	2.0	1363	$2,800	$2.05	12d	1	0.65mi
26508 SW 128th Ct Homestead, FL	3.0	2.0	1363	$2,800	$2.05	7d	1	0.65mi
25885 S Dixie Hwy Homestead, FL	3.0	2.0	1307	$2,535	$1.94	26d	1	0.66mi
13720 SW 272nd St Homestead, FL	1.0–3.0	1.0–2.0	988	$1,949	$1.97	0d	52	0.66mi
14142 SW 260th St #105 Homestead, FL	3.0	2.5	1657	$2,200	$1.33	26d	1	0.67mi
14170 SW 260th St #103 Homestead, FL	3.0	2.5	1657	$2,200	$1.33	26d	1	0.68mi
25236 SW 133rd Ave Homestead, FL	1.0	1.0	1545	$1,000	$0.65	7d	1	0.69mi
13381 SW 251st Ter Unit 201 Homestead, FL	2.0	2.0	1327	$1,950	$1.47	26d	1	0.73mi
27440 SW 135th Avenue Rd Unit 27440 Naranja, FL	3.0	3.0	1799	$3,300	$1.83	26d	1	0.74mi
27310 SW 138th Ct #27310 Homestead, FL	3.0	2.0	1235	$2,250	$1.82	24d	1	0.75mi
13840 SW 273rd Ter Homestead, FL	3.0	2.0	1235	$2,350	$1.90	24d	1	0.79mi
27433 SW 137th Ct Unit 1 Homestead, FL	3.0	2.5	1679	$2,550	$1.52	26d	1	0.79mi
27433 SW 137th Ct Unit 1 Homestead, FL	3.0	2.5	1679	$2,550	$1.52	9d	1	0.79mi
25760 SW 127th Pl Homestead, FL	3.0	2.0	1221	$3,700	$3.03	26d	1	0.79mi
12787 SW 257th St Unit 12787 Homestead, FL	3.0	2.0	1221	$3,000	$2.46	26d	1	0.81mi
13344 Tropical Ave Princeton, FL	3.0	2.5	1463	$3,000	$2.05	26d	1	0.81mi
13344 Tropical Ave Princeton, FL	3.0	2.5	1463	$2,650	$1.81	4d	1	0.81mi
14050 SW 272nd St Homestead, FL	3.0	2.5	1580	$2,450	$1.55	26d	1	0.86mi
13203 SW 276th Ter Homestead, FL	3.0	2.0	1288	$2,410	$1.87	24d	1	0.90mi
27721 SW 134th Ct Homestead, FL	3.0	2.0	1685	$3,600	$2.14	24d	1	0.91mi
25011 SW 130th Ave Princeton, FL	1.0–3.0	1.0–2.0	950	$2,107	$2.22	0d	9	0.92mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-04
   listed $265,000 Active
3. 2026-05-04
   historical
4. 2026-03-04
   price $350,000
5. 2026-01-22
   price $379,000
6. 2025-12-30
   listed $398,000 Active
7. 2010-04-06
   soldstatus $45,000 278-char remark

   Show marketing remark (278 chars)

   $$ "SALE FELL THROUGH. OPPORTUNITY KNOCKS"!! $$ BANK OWNED BEAUTY $$ ALMOST SHOWS LIKE NEW AND ON CORNER LOT!! NO HOA APPROVAL NEEDED!! ALL OFFERS MUST BE ON A FAR BAR AS - IS CONTRACT AND INCLUDE A PRE QUALIFICATION LETTER OR PROOF OF FUNDS AND A COPY OF THE EMD. $$

8. 2003-07-31
   soldstatus $3,762,000

ⓘ 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: $6,203 · $517/mo
• Projected year-2 tax: $6,203 · $517/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 30 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: $31,245
• − Mortgage interest: −$14,844
• − Property taxes: −$6,203
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$7,709
• Taxable loss: −$4,633
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $794/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 — Princeton

• Score: 69/100
• State rank: #468
• US rank: #8462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 62,021
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,132
• Household income: $73,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 3351.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 35% Black 20% White 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 31% Dominican 5%
• Common ancestry: Hispanic 3%
• Foreign-born: 45% · Canada, Jamaica, Dominican Republic
• Languages at home: 33% English-only · Spanish 64% French/Haitian/Cajun 2%

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: ▼ -176.52%
• Current HPI: 415.9508
• Rent YoY: ▼ -0.99%
• 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

-93.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — MARMLS
• 2026-05-04 Listing Removed — MARMLS
• 2026-05-04 Listed $265,000 MARMLS
• 2026-03-04 Price Changed $350,000 MARMLS
• 2026-01-22 Price Changed $379,000 MARMLS
• 2025-12-30 Listed $398,000 MARMLS
• 2010-04-06 Sold (MLS) $45,000 MARMLS
• 2003-07-31 Sold (Public Records) $3,762,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $6,203 · +7.3% YoY. Source: county tax records.