9760 SW 184th St Unit 17B · Cutler Bay, FL 33157

$175,000

1 bd · 1.0 ba · 560 sqft · Condo · 29 Days on market

Built 1968 Fair condition $100/mo HOA · 5% 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

$175,000-1/1 apartment at Cutler Bay convenience location to everywhere bank, restaurant, bank close to US1 major road, Turnpike, shopping center, school. Call listing agent for showing

Key facts

• Major road
• School
• Shopping center

Tags

• CONVENIENCE LOCATION
• SHOPPING CENTER
• MAJOR ROAD
• SCHOOL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $100 covering common areas and parking

Exterior

• Parking: Has carport with 2 spaces; Two or more parking spaces (2 covered)
• Utilities: Central electric cooling; Central heating; Electric water heater
• Home design: 2-story property; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Fire alarm

Interior

• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Second-floor entry; Upper-level primary bedroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.8% in Cutler Bay — 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 80/100 on livability (#119 in FL, #1,831 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: cost of living 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 (-0.8%/yr); 376 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 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: 1.17% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.2

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,024
• Equity at exit: $26,093

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-11,060
• Equity at exit: $15,131

Cash invested: $49,000 (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 33157

• Rents YoY: -0.8%
• Active inventory: 376
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$100
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $302

Break-even live

Break-even rent $1,657

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $423	-5% $362	+0% $302	+5% $241	+10% $181
Rent	-10% $141	-5% $221	+0% $302	+5% $382	+10% $463
Rate	-1.0pp $390	-0.5pp $346	base $302	+0.5pp $256	+1.0pp $210

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18301 S Dixie Hwy Miami, FL	3.0	1.0–2.0	885	$2,469	$2.79	3d	24	0.26mi
9751 Wayne Ave #6 Miami, FL	1.0	1.0	533	$1,600	$3.00	20d	1	0.34mi
17945 SW 97th Ave Palmetto Bay, FL	1.0–3.0	1.0–2.0	1052	$2,254	$2.14	2d	20	0.36mi
18412 Homestead Ave Miami, FL	1.0–3.0	1.0–2.0	859	$1,950	$2.27	25d	1	0.51mi
18505 Homestead Ave Miami, FL	2.0	1.0–2.0	621	$1,538	$2.48	25d	1	0.54mi
9500 SW 174th St Palmetto Bay, FL	3.0	1.0–2.0	980	$2,608	$2.66	2d	16	0.70mi
10272 SW 178th St Unit 1 Miami, FL	2.0	1.0	500	$2,200	$4.40	25d	1	0.71mi
9420 SW 174th St Palmetto Bay, FL	—	1.0	627	$2,449	$3.91	13d	1	0.73mi
9420 SW 174th St Palmetto Bay, FL	1.0	1.0	719	$2,678	$3.72	25d	1	0.73mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$1,650	$2.25	19d	4	0.81mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$1,600	$2.18	19d	4	0.81mi
17255 SW 95th Ave Palmetto Bay, FL	1.0–2.0	1.0	732	$1,800	$2.46	8d	3	0.81mi
10595 SW 171st St Unit 10595 Miami, FL	1.0	1.0	650	$1,975	$3.04	6d	1	1.28mi
10595 SW 171st St Unit 10595 Miami, FL	1.0	1.0	650	$1,975	$3.04	4d	1	1.28mi
10595 SW 171st St Miami, FL	1.0	1.0	650	$1,800	$2.77	25d	1	1.28mi
10615 SW 171st St Miami, FL	1.0	1.0	650	$1,850	$2.85	25d	1	1.29mi
9600 SW 164th St Unit 1 Miami, FL	1.0	1.0	600	$1,600	$2.67	8d	1	1.35mi
9600 SW 164th St Unit 1 Miami, FL	1.0	1.0	600	$1,600	$2.67	17d	1	1.35mi
9820 Caribbean Blvd Cutler Bay, FL	2.0	1.0	744	$2,500	$3.36	25d	1	1.35mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 29 DOM
2. 2026-06-17
   days on market $175,000 Active 28 DOM
3. 2026-06-16
   days on market $175,000 Active 27 DOM
4. 2026-06-15
   days on market $175,000 Active 26 DOM
5. 2026-06-13
   days on market $175,000 Active 24 DOM
6. 2026-06-09
   days on market $175,000 Active 20 DOM
7. 2026-06-08
   days on market $175,000 Active 19 DOM
8. 2026-06-07
   days on market $175,000 Active 18 DOM
9. 2026-06-04
   days on market $175,000 Active 15 DOM
10. 2026-06-03
    days on market $175,000 Active 14 DOM
11. 2026-06-02
    days on market $175,000 Active 13 DOM
12. 2026-06-01
    days on market $175,000 Active 12 DOM
13. 2026-05-31
    days on market $175,000 Active 11 DOM
14. 2026-05-17
    listed $175,000 Active
15. 2025-09-01
    historical $1,700
16. 2025-07-23
    listed $1,700
17. 2025-07-23
    historical $1,700
18. 2025-06-17
    listed $1,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $24,473
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$1,200
• − Depreciation: −$5,091
• Taxable income: $963
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $3,390/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic updates needed, particularly to the exterior and landscaping. Painting and trimming would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear slightly overgrown

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and property value
• Both Trim landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn appear slightly overgrown	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve curb appeal and property value ↑
• Both Trim landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cutler Bay

• Score: 80/100
• State rank: #119
• US rank: #1831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutler Bay, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 44,415
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 70,596
• Household income: $81,589
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2340.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% Black 19% White 19% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 30% Dominican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 42% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 52% French/Haitian/Cajun 2% 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: ▼ -457.85%
• Current HPI: 481.93
• Rent YoY: ▼ -0.75%
• 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

+10194.1% since first listed

5 events — show timeline

• 2026-05-17 Listed $175,000 MARMLS
• 2025-09-01 Rental Removed $1,700 MARMLS
• 2025-07-23 Listed for Rent $1,700 MARMLS
• 2025-07-23 Rental Removed $1,700 MARMLS
• 2025-06-17 Listed for Rent $1,700 MARMLS