35250 SW 177 Th Ct # 168 · Florida City, FL 33034

$145,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 200 Days on market

Built 2003 $175/mo HOA · 9% of rent

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Beautiful 2-bedroom, 2-bath mobile home located in Homestead, FL, near the entrance to the Florida Keys, with easy access to the Florida Turnpike and Krome Ave. Situated in the desirable Gateway community, this property features a spacious lot, and the mobile home is sold together with the land. Recently reduced price! This is a great opportunity for buyers looking for value. The property requires minor repairs, making it ideal for customization or investment. Seller is motivated—bring your offer!

Key facts

• 4,500 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $175; Community pool; Community tennis courts

Exterior

• Parking: Carport with 2 spaces; 2 covered guest parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Faces northeast
• Construction: Aluminum siding; Shingle siding; Aluminum roof; Resale
• Exterior features: Open porch; Porch

Interior

• Kitchen: Microwave; Refrigerator; Disposal
• Bedrooms: Includes a bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Combined living/dining room; Unfurnished
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in Florida City — 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 65/100 on livability (#654 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, 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.
• Market conditions: Rents soft (-2.9%/yr); 615 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,026/mo this rent would consume 52% of the median local household income ($47k/yr) (locally 1516% 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 $1k 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.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $145k implies a 492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→35/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.0

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-10,867
• Equity at exit: $21,620

10-year hold

• IRR: -3.5%
• Equity multiple: 0.81×
• Total profit: $-7,885
• Equity at exit: $12,537

Cash invested: $40,600 (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 33034

• Home prices YoY: -5.9%
• Rents YoY: -2.9%
• Active inventory: 615
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$760
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$60
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $288

Break-even live

Break-even rent $1,661

Max offer price $145,000

Occupancy floor 81%

Sensitivity live

Price	-10% $370	-5% $329	+0% $288	+5% $247	+10% $206
Rent	-10% $128	-5% $208	+0% $288	+5% $368	+10% $448
Rate	-1.0pp $361	-0.5pp $325	base $288	+0.5pp $250	+1.0pp $212

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35250 SW 177th Ct #140 Homestead, FL	3.0	2.0	850	$2,000	$2.35	11d	1	0.02mi
175 SW 7th St Florida City, FL	2.0–3.0	2.0	945	$1,975	$2.09	23d	1	0.11mi
35250 SW 177th Ct Florida City, FL	2.0–3.0	1.5–2.0	780	$2,000	$2.56	15d	2	0.22mi
768 SW 9th St Homestead, FL	3.0	2.0	1099	$2,250	$2.05	25d	1	0.67mi
848 SW 10th St Homestead, FL	3.0	2.0	1053	$2,200	$2.09	0d	1	0.75mi
848 SW 10th St Homestead, FL	3.0	2.0	1053	$2,200	$2.09	4d	1	0.75mi
937 SW 8th Pl Homestead, FL	3.0	2.0	1065	$2,100	$1.97	25d	1	0.76mi
2930 SE 12th Rd Unit 204-31 Homestead, FL	2.0	2.0	815	$1,850	$2.27	25d	1	1.11mi
2930 SE 12th Rd Unit 203-31 Homestead, FL	2.0	2.0	815	$1,750	$2.15	25d	1	1.11mi
2931 SE 12th Rd Unit 204-55 Homestead, FL	2.0	2.0	815	$1,750	$2.15	25d	1	1.13mi
1241 SE 29th St Unit 203-27 Homestead, FL	2.0	2.0	815	$1,650	$2.02	22d	1	1.13mi
1251 SE 29th St Unit 105-26 Homestead, FL	2.0	2.0	822	$1,750	$2.13	25d	1	1.17mi
1251 SE 29th St Unit 105-26 Homestead, FL	2.0	2.0	822	$1,750	$2.13	9d	1	1.17mi
1251 SE 29th St Unit 103-26 Homestead, FL	2.0	2.0	822	$1,800	$2.19	22d	1	1.17mi
1250 SE 29th St Unit 205-58 Homestead, FL	2.0	2.0	815	$1,700	$2.09	22d	1	1.17mi
1260 SE 31st Ct Unit 204-34 Homestead, FL	2.0	2.0	815	$1,700	$2.09	19d	1	1.18mi
1250 SE 26th St #204 Homestead, FL	2.0	2.0	815	$1,875	$2.30	25d	1	1.20mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,900	$1.73	11d	1	1.20mi
1271 SE 27th St #101 Homestead, FL	3.0	2.0	1099	$1,915	$1.74	16d	1	1.20mi
2930 SE 13th Ave Unit 202-52 Homestead, FL	2.0	2.0	815	$2,000	$2.45	0d	1	1.21mi
1271 SE 28th Ct #105 Homestead, FL	2.0	2.0	822	$1,800	$2.19	6d	1	1.24mi
1271 SE 28th Ct Homestead, FL	2.0	2.0	818	$1,775	$2.17	4d	2	1.24mi
2931 SE 13th Ave Unit 104-47 Homestead, FL	2.0	2.0	822	$1,790	$2.18	25d	1	1.25mi
2931 SE 13th Ave Unit 202-47 Homestead, FL	2.0	2.0	815	$1,750	$2.15	23d	1	1.25mi
1300 SE 31st Ct Unit 201-36 Homestead, FL	3.0	2.0	1024	$2,000	$1.95	11d	1	1.25mi
1300 SE 31st Ct Unit 201-36 Homestead, FL	3.0	2.0	1024	$2,100	$2.05	25d	1	1.25mi
2911 SE 13th Ave Unit 202-49 Homestead, FL	2.0	2.0	815	$1,650	$2.02	25d	1	1.27mi
2921 SE 13th Ave Unit 106-48 Homestead, FL	3.0	2.0	1099	$1,800	$1.64	25d	1	1.27mi
2701 SE 12th Pl #102 Homestead, FL	2.0	2.0	822	$1,800	$2.19	18d	1	1.28mi
2910 SE 13th Rd Homestead, FL	3.0	2.0	1099	$2,150	$1.96	25d	1	1.29mi
2901 SE 13th Rd Unit 105-41 Homestead, FL	2.0	2.0	822	$1,850	$2.25	0d	1	1.29mi
2901 SE 13th Rd Unit 105-41 Homestead, FL	2.0	2.0	822	$1,900	$2.31	25d	1	1.29mi
2921 SE 13th Rd Unit 104-39 Homestead, FL	2.0	2.0	822	$1,790	$2.18	5d	1	1.31mi
2921 SE 13th Rd Unit 104-39 Homestead, FL	2.0	2.0	822	$1,790	$2.18	9d	1	1.31mi
343 NW 12th Ave Unit B Florida City, FL	1.0	1.0	700	$800	$1.14	25d	1	1.36mi
419 NW 13th St Unit 1 Florida City, FL	1.0	1.0	800	$1,100	$1.38	25d	1	1.37mi
426 NW 13th St Florida City, FL	2.0	1.0	800	$2,400	$3.00	25d	1	1.39mi
440 NW 13th St Florida City, FL	2.0	1.0	800	$2,400	$3.00	23d	1	1.40mi
2528 SE 14th Ave Homestead, FL	1.0	1.0	775	$3,000	$3.87	6d	1	1.41mi
2901 San Remo Cir Homestead, FL	2.0	2.0	951	$2,000	$2.10	18d	1	1.44mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-13
   statusdays on market $145,000 Pending 200 DOM
2. 2026-06-09
   days on market $145,000 Active 199 DOM
3. 2026-06-08
   days on market $145,000 Active 198 DOM
4. 2026-06-08
   days on market $145,000 Active 197 DOM
5. 2026-06-04
   days on market $145,000 Active 194 DOM
6. 2026-06-03
   days on market $145,000 Active 193 DOM
7. 2026-06-02
   days on market $145,000 Active 192 DOM
8. 2026-06-01
   days on market $145,000 Active 191 DOM
9. 2026-05-31
   days on market $145,000 Active 190 DOM
10. 2026-04-17
    price $145,000
11. 2026-03-23
    status Active
12. 2026-02-19
    status Pending
13. 2025-12-31
    price $149,000
14. 2025-10-28
    price $160,000
15. 2025-10-21
    price $151,000
16. 2025-10-21
    listed $155,000 Active
17. 1986-11-01
    soldstatus $24,500
18. 1981-04-01
    soldstatus $30,500

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 6/10 Major FEMA zone AH · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥108°F today · 35 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: $24,306
• − Mortgage interest: −$8,122
• − Property taxes: −$1,972
• − Insurance: −$2,550
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$2,100
• − Depreciation: −$4,218
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,107/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 — Florida City

• Score: 65/100
• State rank: #654
• US rank: #13036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 23,823
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,823
• Household income: $47,170
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1516.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Black 28% Two or more races 24% White 8%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 34% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 56% French/Haitian/Cajun 5%

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: ▼ -32.64%
• Current HPI: 521.6856
• Rent YoY: ▼ -2.85%
• 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

+375.4% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $145,000 MARMLS
• 2026-03-23 Relisted — MARMLS
• 2026-02-19 Pending — MARMLS
• 2025-12-31 Price Changed $149,000 MARMLS
• 2025-10-28 Price Changed $160,000 MARMLS
• 2025-10-21 Price Changed $151,000 MARMLS
• 2025-10-21 Listed $155,000 MARMLS
• 1986-11-01 Sold (Public Records) $24,500 Public Records
• 1981-04-01 Sold (Public Records) $30,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,972 · -0.1% YoY. Source: county tax records.