17911 NW 68th Ave Unit M201 · Country Club, FL 33015

$149,000

2 bd · 2.0 ba · 1,417 sqft · Condo public records · 42 Days on market

Built 1970 $703/mo HOA · 26% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCELLENT LOCATION FOR THIS 2 BEDROOM 2.5 BATHS UNIT. GREAT INVESTMENT OPPORTUNITY. UNIT IS CURRENTLY RENTED TILL 2/28/15.TENANT PAYING $1250/MONTH. CAN BE SOLD ONLY FOR INVESTORS. NEED 48 HOURS IN ADVANCE TO CONFIRM WITH TENANT.

Key facts

• Gated community
• Private balcony
• Pool and amenities

Tags

• GATED COMMUNITY
• PRIVATE BALCONY
• STRONG RENTAL POTENTIAL
• POOL AND AMENITIES

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions
• HOA & community: Monthly association fee ($703); Association maintains common areas and grounds; Association maintains pool(s); Community amenities: fitness center, pool, tennis courts

Exterior

• Parking: 2-car garage; Two or more parking spaces
• Security: Complex is fenced
• Utilities: Has cooling (central air)
• Home design: Attached property; 2 stories; Entry located on second floor
• Construction: Block construction; Year built: unknown
• Exterior features: Barbecue area; Courtyard; Fenced yard; Association pool

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Second floor entry; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (11.8% below list).
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (11.8% below list) — sets the bar for cash-flow.
• Cap rate 8.9% vs local median 3.1% in Country Club — 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 76/100 on livability (#226 in FL, #3,578 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, commute B+; Watch: employment C-, 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 (-1.0%/yr); 254 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 42% of the median local income ($77k/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 $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 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,462 (11.8% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.83% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 4.6

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: -28.6%
• Equity multiple: 0.10×
• Total profit: $-37,668
• Equity at exit: $22,216

10-year hold

• IRR: -87.7%
• Equity multiple: -0.64×
• Total profit: $-68,611
• Equity at exit: $12,883

Cash invested: $41,720 (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 33015

• Rents YoY: -1.0%
• Active inventory: 254
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,728 high
• Mortgage (P&I): −$781
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$703
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-99

Break-even live

Break-even rent $2,853

Max offer price $131,462

Occupancy floor 99%

Sensitivity live

Price	-10% $-15	-5% $-57	+0% $-99	+5% $-141	+10% $-184
Rent	-10% $-315	-5% $-207	+0% $-99	+5% $8	+10% $116
Rate	-1.0pp $-24	-0.5pp $-61	base $-99	+0.5pp $-138	+1.0pp $-177

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17650 NW 73rd Ave #202 Hialeah, FL	2.0	2.5	1298	$2,399	$1.85	19d	1	0.62mi
7250 NW 177th St Unit 211-16 Hialeah, FL	2.0	2.5	1298	$2,200	$1.69	25d	1	0.62mi
17710 NW 73rd Ave Hialeah, FL	2.0	2.5	1350	$2,500	$1.85	25d	1	0.62mi
17820 NW 73rd Ave Unit 101-1 Hialeah, FL	2.0	2.0	967	$2,400	$2.48	25d	1	0.63mi
17630 NW 73rd Ave Unit 203-4 Hialeah, FL	2.0	2.0	967	$2,300	$2.38	25d	1	0.65mi
17660 NW 73rd Ave Unit 206-3 Hialeah, FL	2.0	2.0	967	$2,100	$2.17	25d	1	0.65mi
7309 NW 173rd Dr Unit 104 Hialeah, FL	3.0	2.0	1212	$3,150	$2.60	16d	1	0.78mi
7362 NW 179th Ter Unit 7362 Hialeah, FL	3.0	3.0	1360	$3,300	$2.43	4d	1	0.79mi
17362 NW 74th Ave Unit 201-0 Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	25d	1	0.82mi
17362 NW 74th Ave Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	21d	1	0.82mi
17815 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,800	$2.43	25d	1	0.83mi
17866 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,599	$2.26	23d	1	0.84mi
7458 NW 179th Ter Unit 7458 Hialeah, FL	2.0	2.5	1150	$2,500	$2.17	25d	1	0.85mi
7488 NW 181st St Unit 7488 Hialeah, FL	2.0	2.5	1150	$2,650	$2.30	21d	1	0.85mi
7501 NW 179th St Unit 109 Hialeah, FL	2.0	2.0	976	$2,199	$2.25	4d	1	0.88mi
7502 NW 175th St #7502 Hialeah, FL	3.0	2.0	1245	$3,000	$2.41	4d	1	0.90mi
7532 NW 176th St Unit 1 Hialeah, FL	3.0	2.0	1300	$3,300	$2.54	15d	1	0.90mi
7597 NW 182nd Ter #406 Hialeah, FL	3.0	2.0	1450	$3,200	$2.21	25d	1	0.90mi
7595 NW 179th St Unit 119 Hialeah, FL	2.0	2.0	976	$2,200	$2.25	15d	1	0.92mi
7542 NW 175th St #7542 Hialeah, FL	3.0	2.0	1245	$2,800	$2.25	25d	1	0.93mi
17455 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,750	$2.25	25d	1	0.95mi
7640 NW 182nd Ter #108 Hialeah, FL	3.0	2.0	1450	$3,100	$2.14	25d	1	0.95mi
7675 NW 181st St Hialeah, FL	3.0	2.0	1190	$3,400	$2.86	8d	1	0.96mi
17405 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,525	$2.07	25d	2	0.97mi
7667 NW 182nd Ln #805 Hialeah, FL	3.0	2.0	1030	$2,950	$2.86	25d	1	0.98mi
7506 NW 169th Ter Unit 1 Hialeah, FL	3.0	2.5	1638	$4,100	$2.50	25d	1	1.04mi
7441 Bay Hill Dr #7441 Hialeah, FL	2.0	2.0	1665	$3,300	$1.98	25d	1	1.27mi
7967 NW 186th Ter Hialeah, FL	3.0	2.0	1700	$4,200	$2.47	25d	1	1.39mi
7751 NW 194th St Hialeah, FL	3.0	2.5	1147	$3,500	$3.05	23d	1	1.46mi
7751 NW 194th St Hialeah, FL	3.0	2.0	1147	$3,500	$3.05	25d	1	1.46mi

HOA detail condo

• Monthly dues: $703 · $8,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   pricedays on market $149,000 Active 42 DOM
2. 2026-06-18
   days on market $157,000 Active 39 DOM
3. 2026-06-17
   days on market $157,000 Active 38 DOM
4. 2026-06-16
   days on market $157,000 Active 37 DOM
5. 2026-06-15
   days on market $157,000 Active 36 DOM
6. 2026-06-13
   days on market $157,000 Active 34 DOM
7. 2026-06-09
   days on market $157,000 Active 30 DOM
8. 2026-06-08
   days on market $157,000 Active 29 DOM
9. 2026-06-07
   days on market $157,000 Active 28 DOM
10. 2026-06-04
    days on market $157,000 Active 25 DOM
11. 2026-06-03
    days on market $157,000 Active 24 DOM
12. 2026-06-02
    days on market $157,000 Active 23 DOM
13. 2026-06-01
    days on market $157,000 Active 22 DOM
14. 2026-05-31
    days on market $157,000 Active 21 DOM
15. 2026-05-10
    listed $157,000 Active
16. 2025-09-17
    historical $2,000
17. 2025-08-19
    listed $2,000
18. 2015-12-31
    soldstatus $123,000 Sold 229-char remark

    Show marketing remark (229 chars)

    EXCELLENT LOCATION FOR THIS 2 BEDROOM 2.5 BATHS UNIT. GREAT INVESTMENT OPPORTUNITY. UNIT IS CURRENTLY RENTED TILL 2/28/15.TENANT PAYING $1250/MONTH. CAN BE SOLD ONLY FOR INVESTORS. NEED 48 HOURS IN ADVANCE TO CONFIRM WITH TENANT.

19. 2015-12-31
    soldstatus $123,000

    Show marketing remark (229 chars)

    EXCELLENT LOCATION FOR THIS 2 BEDROOM 2.5 BATHS UNIT. GREAT INVESTMENT OPPORTUNITY. UNIT IS CURRENTLY RENTED TILL 2/28/15.TENANT PAYING $1250/MONTH. CAN BE SOLD ONLY FOR INVESTORS. NEED 48 HOURS IN ADVANCE TO CONFIRM WITH TENANT.

20. 2014-10-23
    listed $125,000 Active 229-char remark

    Show marketing remark (229 chars)

    EXCELLENT LOCATION FOR THIS 2 BEDROOM 2.5 BATHS UNIT. GREAT INVESTMENT OPPORTUNITY. UNIT IS CURRENTLY RENTED TILL 2/28/15.TENANT PAYING $1250/MONTH. CAN BE SOLD ONLY FOR INVESTORS. NEED 48 HOURS IN ADVANCE TO CONFIRM WITH TENANT.

21. 2011-01-03
    soldstatus $65,100 420-char remark

    Show marketing remark (420 chars)

    NEW CARPET & APPLIENCES!2 STORY T. H. STYLE CONDO W/ 2 MASTER BEDROOMS. EAT IN KITCHEN. 1/2 BATH DOWN STAIRS. GAS, WATER, TRASH & SEWER INCLUDED IN THE MONTHLY MAINTENENCE. "Corporate Owned. Offers responded to within 24 to 48 hours. Offers received within 7 days of a new listing will be reviewed but not replied to until the 8th day. All offers must be accompanied by (1) Complete DU and Source of Funds.

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,373 · $281/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,731
• − Mortgage interest: −$8,346
• − Property taxes: −$3,373
• − Insurance: −$5,864
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − HOA: −$8,436
• − Depreciation: −$4,335
• Taxable loss: −$2,859
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $-505/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 — Country Club

• Score: 76/100
• State rank: #226
• US rank: #3578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 68,430
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 68,891
• Household income: $77,339
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 3833.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% Black 6% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 44% Dominican 5%
• Common ancestry: Hispanic 1% Estonian 1% Lithuanian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 14% English-only · Spanish 84% 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: ▼ -238.07%
• Current HPI: 386.6185
• Rent YoY: ▼ -1.03%
• 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

+141.2% since first listed

7 events — show timeline

• 2026-05-10 Listed $157,000 MARMLS
• 2025-09-17 Rental Removed $2,000 MARMLS
• 2025-08-19 Listed for Rent $2,000 MARMLS
• 2015-12-31 Sold (MLS) $123,000 MARMLS
• 2015-12-31 Sold (Public Records) $123,000 Public Records
• 2014-10-23 Listed $125,000 MARMLS
• 2011-01-03 Sold (MLS) $65,100 MARMLS

Property tax history

+7.0%/yr

Latest (2025): $3,373 · +3.5% YoY. Source: county tax records.