19800 SW 180th Av #379 · Richmond West, FL 33187

$195,000

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 130 Days on market

Built 1994 $184/mo HOA · 8% 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three-bedroom, two-bath manufactured home with land ownership included, located in the desirable Americana Village community. Property requires repairs, and the price reflects its current condition—making it the lowest-priced home in the community. Excellent opportunity to update and add value. Conveniently located near the community entrance. Low association fees include water and trash services. Recently reduced for a quick sale.

Key facts

• Laminate flooring
• Low maintenance fees
• 5,090 sq ft lot

Tags

• LAMINATE FLOORING
• LOW MAINTENANCE FEES

Property features AI

Finance

• HOA & community: Monthly association fee of $184; Community clubhouse; On-site property manager; Community pool (listed under community features)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east
• Construction: Resale property
• Exterior features: Fence; Community pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Living/dining room; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Richmond West — 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 68/100 on livability (#495 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: schools D-, amenities F, cost of living 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: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 130 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $195k implies a 63% 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 7→31/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 130 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 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 6.8

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-14,396
• Equity at exit: $29,075

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $10,196
• 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 33187

• Home prices YoY: -22.3%
• Active inventory: 173
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$81
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$184
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $267

Break-even live

Break-even rent $2,062

Max offer price $195,000

Occupancy floor 84%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19800 SW 180th Ave Miami, FL	2.0–3.0	2.0	1170	$2,400	$2.05	24d	2	0.33mi

HOA detail condo

• Monthly dues: $184 · $2,208/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $195,000 Active 130 DOM
2. 2026-06-17
   days on market $195,000 Active 129 DOM
3. 2026-06-16
   days on market $195,000 Active 128 DOM
4. 2026-06-15
   days on market $195,000 Active 127 DOM
5. 2026-06-13
   days on market $195,000 Active 125 DOM
6. 2026-06-09
   days on market $195,000 Active 121 DOM
7. 2026-06-08
   days on market $195,000 Active 120 DOM
8. 2026-06-07
   days on market $195,000 Active 119 DOM
9. 2026-06-04
   days on market $195,000 Active 116 DOM
10. 2026-06-03
    days on market $195,000 Active 115 DOM
11. 2026-06-02
    days on market $195,000 Active 114 DOM
12. 2026-06-01
    days on market $195,000 Active 113 DOM
13. 2026-05-31
    days on market $195,000 Active 112 DOM
14. 2026-05-22
    price $195,000
15. 2026-04-17
    price $200,000
16. 2026-02-23
    price $207,000
17. 2026-02-08
    listed $220,000 Active
18. 2024-11-21
    historical $2,200
19. 2024-10-09
    price $2,200
20. 2024-10-05
    price $2,300
21. 2024-09-17
    listed $2,400
22. 2023-11-03
    historical $2,100
23. 2023-10-20
    price $2,100
24. 2023-09-16
    listed $2,200
25. 2023-09-03
    historical $2,200
26. 2023-08-30
    listed $2,200
27. 2006-04-14
    soldstatus $119,900
28. 1998-09-17
    soldstatus $55,000
29. 1998-01-09
    soldstatus $63,900
30. 1994-01-04
    soldstatus $10,500
31. 1987-01-01
    soldstatus $28,300

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$10,923
• − Property taxes: −$2,272
• − Insurance: −$2,800
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$2,208
• − Depreciation: −$5,673
• Taxable income: $317
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $3,126/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 — Richmond West

• Score: 68/100
• State rank: #495
• US rank: #9071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,575

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 36% White 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 42% Dominican 1%
• Common ancestry: Lithuanian 2% European 1%
• Foreign-born: 50% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 80% French/Haitian/Cajun 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: ▼ -133.25%
• Current HPI: 464.6963
• Rent YoY: —
• Metro: —
• 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

+589.0% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $195,000 MARMLS
• 2026-04-17 Price Changed $200,000 MARMLS
• 2026-02-23 Price Changed $207,000 MARMLS
• 2026-02-08 Listed $220,000 MARMLS
• 2024-11-21 Rental Removed $2,200 MARMLS
• 2024-10-09 Price Changed $2,200 MARMLS
• 2024-10-05 Price Changed $2,300 MARMLS
• 2024-09-17 Listed for Rent $2,400 MARMLS
• 2023-11-03 Rental Removed $2,100 MARMLS
• 2023-10-20 Price Changed $2,100 MARMLS
• 2023-09-16 Listed for Rent $2,200 MARMLS
• 2023-09-03 Rental Removed $2,200 MARMLS
• 2023-08-30 Listed for Rent $2,200 MARMLS
• 2006-04-14 Sold (Public Records) $119,900 Public Records
• 1998-09-17 Sold (Public Records) $55,000 Public Records
• 1998-01-09 Sold (Public Records) $63,900 Public Records
• 1994-01-04 Sold (Public Records) $10,500 Public Records
• 1987-01-01 Sold (Public Records) $28,300 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,272 · +7.2% YoY. Source: county tax records.