20815 NE 8th Ct Unit 201-20 · Ives Estates, FL
Flood risk 3/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.09%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 6 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +11.6/30.0
- ARV discount +10.4/15.0
- 1% rule +5.9/10.0
- Livability +3.9/5.0
- Schools +3.8/10.0
- DSCR +3.4/10.0
- Rent growth +2.6/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$195,000
20815 NE 8th Ct Unit 201-20 · Ives Estates, FL 33179
2 bd · 2.0 ba · 956 sqft · Condo
· 231 Days on market
Built 1984
$204/sqft
· 6% below area
Est $209k · 6% under
$386/mo HOA · 18% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Great 2/, second floor. Currently rented until 9/30/26 for $2100. Low maintenance. The unit has a new AC. Great tenants. Washer and Dryer inside the unit.
Key facts
- New ac
- $386 HOA
- Parking
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $195k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-59 ($-713/yr) — negative.
- To cash-flow at today's rent, offer at most $186k (4.4% below list).
- 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 5.9% vs local median 3.5% in Ives Estates — 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 77/100 on livability (#191 in FL, #3,061 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; 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.
- Zoned schools: Madie Ives K-8 Preparatory Academy (math 34% / reading 47%, grade F, #1,471 of 2,144 statewide, top 69%, 1,042 students, 64% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL).
- Market conditions: Rents flat; 876 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- This rent runs 39% of the median local income ($65k/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 $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 231 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/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
- 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?
- It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.09% ✓
- Cap rate
- 5.93%
- Cash-on-cash
- -1.31%
- DSCR
- 0.94
- GRM
- 7.7
CMA / ARV
- ARV (median comp)
- $208,503
- List price
- $195,000
- Delta
- -6.48%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 20731 NE 4th Pl #104 | 0.41mi | 2/2.0 | 917 (-4%) | 0mo | $155,000 | $169 | 74 |
| 931 NE 199th St Unit 201-22 | 0.50mi | 2/2.0 | 907 (-5%) | 1mo | $248,500 | $274 | 67 |
| 870 NE 212th Ter #2 | 0.21mi | 3/2.5 (+1) | 1,170 (+22%) | 0mo | $295,000 | $252 | 58 |
| 19001 NE 14th Ave #221 | 1.47mi | 1/1.5 (-1) | 954 (-0%) | 1mo | $103,500 | $108 | 57 |
| 3611 SW 40th St | 0.68mi | 2/1.0 | 910 (-5%) | 0mo | $400,000 | $440 | 56 |
| 445 NE 195th St #429 | 0.80mi | 2/2.5 | 1,002 (+5%) | 0mo | $145,900 | $146 | 55 |
| 479 NE 210th Cir Ter Unit 101-28 | 0.58mi | 2/2.0 | 1,060 (+11%) | 1mo | $225,000 | $212 | 54 |
| 886 NE 214th Ln #4 | 0.37mi | 3/2.0 (+1) | 1,163 (+22%) | 0mo | $320,000 | $275 | 53 |
| 3620 SW 58th Ave | 1.20mi | 3/2.0 (+1) | 888 (-7%) | 1mo | $485,000 | $546 | 48 |
| 942 NE 199th St Unit 2F | 0.65mi | 1/1.0 (-1) | 823 (-14%) | 1mo | $52,000 | $63 | 37 |
| 20035 NE 3rd Ct #6 | 0.78mi | 3/2.0 (+1) | 1,185 (+24%) | 1mo | $194,900 | $164 | 34 |
| 4751 SW 31st Dr | 1.12mi | 3/2.0 (+1) | 1,194 (+25%) | 1mo | $445,000 | $373 | 34 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.22% rent growth · sell at horizon
5-year hold
- IRR
- -22.4%
- Equity multiple
- 0.25×
- Total profit
- $-40,880
- Equity at exit
- $29,075
10-year hold
- IRR
- -29.6%
- Equity multiple
- -0.13×
- Total profit
- $-61,762
- 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.
Active competition Active MLS
- For sale now
- 3 active · 2 under contract
- Median asking
- $230,000 ($204/sqft)
- Median days on market
- 161 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +6.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33179
- Rents YoY
- 0.2%
- Active inventory
- 876
- Price-to-rent
- 7.7×
Monthly cashflow live
↻
- Estimated rent
- $2,119 high interval (Pro) →
- Mortgage (P&I)
- −$1,023
- Tax est. 1.5%
- −$244 /mo · $2,925/yr
- Insurance
- −$81
- HOA
- −$386
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$445
- Net cashflow
- $-59
Break-even live
Break-even rent
$2,194
Max offer price
$186,406
Occupancy floor
98%
Sensitivity live
| Price | -10% $75 | -5% $8 | +0% $-59 | +5% $-127 | +10% $-194 |
|---|---|---|---|---|---|
| Rent | -10% $-227 | -5% $-143 | +0% $-59 | +5% $24 | +10% $108 |
| Rate | -1.0pp $39 | -0.5pp $-10 | base $-59 | +0.5pp $-110 | +1.0pp $-161 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0–2.0 | 815 | $1,750 | $2.15 | 160d | 3 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0 | 695 | $1,795 | $2.58 | 13d | 3 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0–2.0 | 853 | $1,900 | $2.23 | 43d | 3 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0 | 695 | $1,700 | $2.45 | 12d | 3 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0 | 695 | $1,700 | $2.45 | 3d | 3 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0 | 800 | $1,900 | $2.38 | 33d | 2 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0–2.0 | 815 | $1,799 | $2.21 | 144d | 4 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0–2.0 | 815 | $1,749 | $2.15 | 79d | 4 | 0.59mi |
| 5100 SW 41st St Pembroke Park, FL | 2.0 | 1.0–2.0 | 815 | $1,700 | $2.09 | 77d | 3 | 0.59mi |
| 3874 SW 48th Ave #3874 Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,150 | $2.26 | 148d | 1 | 0.62mi |
| 3864 SW 48th Ave Unit 3864 Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,200 | $2.32 | 96d | 1 | 0.64mi |
| 3824 SW 48th Ave Unit 3824 Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,149 | $2.26 | 82d | 1 | 0.64mi |
| 3826 SW 48th Ave Unit 3826 Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,100 | $2.21 | 24d | 1 | 0.64mi |
| 3826 SW 48th Ave Unit 3826 Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,100 | $2.21 | 10d | 1 | 0.64mi |
| 3856 SW 48th Ave Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,150 | $2.26 | 129d | 1 | 0.65mi |
| 3856 SW 48th Ave #3856 Pembroke Park, FL | 2.0 | 2.0 | 950 | $2,150 | $2.26 | 157d | 1 | 0.65mi |
| 3730 SW 47th Ave West Park, FL | 2.0 | 1.0 | 952 | $2,700 | $2.84 | 27d | 1 | 0.66mi |
| 3730 SW 47th Ave West Park, FL | 2.0 | 1.0 | 952 | $2,700 | $2.84 | 10d | 1 | 0.66mi |
| 3828 SW 48th Ave Unit D27 Hollywood, FL | 2.0 | 2.0 | 950 | $2,300 | $2.42 | 165d | 1 | 0.66mi |
| 4240 SW 33rd Dr West Park, FL | 2.0 | 1.0 | 771 | $2,700 | $3.50 | 10d | 1 | 0.67mi |
| 3842 SW 48th Ave Pembroke Park, FL | 2.0 | 2.0 | 966 | $2,000 | $2.07 | 129d | 1 | 0.68mi |
| 3838 SW 48th Ave Unit 3838 Pembroke Park, FL | 2.0 | 2.0 | 966 | $2,200 | $2.28 | 165d | 1 | 0.68mi |
| 4141 SW 32nd Dr West Park, FL | 3.0 | 1.0 | 1048 | $2,700 | $2.58 | 165d | 1 | 0.71mi |
| 4141 SW 32nd Dr West Park, FL | 3.0 | 1.0 | 1048 | $2,700 | $2.58 | 148d | 1 | 0.71mi |
| 3921 SW 31st Dr Unit 3921 West Park, FL | 3.0 | 1.0 | 900 | $2,500 | $2.78 | 63d | 1 | 0.73mi |
| 4550 SW 36th St West Park, FL | 2.0 | 1.0 | 1000 | $2,350 | $2.35 | 65d | 1 | 0.74mi |
| 5525 SW 41st St Pembroke Park, FL | 1.0–2.0 | 1.0–2.0 | 945 | $2,000 | $2.12 | 1d | 2 | 0.77mi |
| 5525 SW 41st St Pembroke Park, FL | 2.0 | 2.0 | 1031 | $2,195 | $2.13 | 78d | 2 | 0.77mi |
| 3700 SW 52nd Ave Pembroke Park, FL | 2.0 | 2.0 | 850 | $1,446 | $1.70 | 10d | 1 | 0.83mi |
| 3615 SW 52nd Ave Pembroke Park, FL | 2.0–3.0 | 1.0–2.0 | 1025 | $1,749 | $1.71 | 7d | 2 | 0.83mi |
| 5420 SW 38th Ct #5420 West Park, FL | 2.0 | 1.0 | 768 | $1,850 | $2.41 | 3d | 1 | 0.84mi |
| 5420 SW 38th Ct #5420 West Park, FL | 2.0 | 1.0 | 768 | $1,850 | $2.41 | 31d | 1 | 0.84mi |
| 5440 SW 38th Ct West Park, FL | 2.0 | 1.0 | 768 | $1,900 | $2.47 | 165d | 1 | 0.85mi |
| 5440 SW 38th Ct West Park, FL | 2.0 | 1.0 | 768 | $1,900 | $2.47 | 148d | 1 | 0.85mi |
| 5411 SW 38th Ct Unit F West Park, FL | 2.0 | 1.0 | 768 | $2,100 | $2.73 | 10d | 1 | 0.86mi |
| 5460 SW 38th Ct West Park, FL | 2.0 | 1.0 | 890 | $2,350 | $2.64 | 165d | 1 | 0.86mi |
| 5540 SW 38th Ct West Park, FL | 2.0 | 1.0 | 768 | $1,700 | $2.21 | 3d | 1 | 0.88mi |
| 5540 SW 38th Ct West Park, FL | 2.0 | 1.0 | 768 | $1,800 | $2.34 | 10d | 1 | 0.88mi |
| 3721 SW 54th Ave West Park, FL | 2.0 | 1.0 | 768 | $2,200 | $2.86 | 1d | 1 | 0.88mi |
| 3721 SW 54th Ave West Park, FL | 2.0 | 1.0 | 768 | $2,100 | $2.73 | 153d | 1 | 0.88mi |
Property features AI
Finance
- Financial info
- Pets allowed with size limit (maximum 20 lbs)
- HOA & community
- Monthly association feeAssociation amenities include clubhouse and poolHOA covers management, common areas, insurance, legal/accounting, grounds maintenance, structure maintenance, parking, and security
Exterior
- Parking
- One parking space
- Security
- Complex fencedPhone entry
- Utilities
- Municipal waterSewer availableElectric service
- Home design
- Condo/Townhome (attached property)2 storiesEntry unit 201
- Construction
- Block construction
- Exterior features
- FencedAssociation pool
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigeratorGarbage disposal
- Flooring
- Ceramic tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Dining areaSecond floor entryFamily/Dining roomLiving/Dining room
- Laundry & utility
- WasherDryerElectric water heater
HOA detail $386/mo · $4,632/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-10-13days on market $195,000 Active 231 DOM
-
2026-10-12days on market $195,000 Active 230 DOM
-
2026-10-11days on market $195,000 Active 229 DOM
-
2026-10-10days on market $195,000 Active 228 DOM
-
2026-10-09days on market $195,000 Active 227 DOM
-
2026-10-09days on market $195,000 Active 226 DOM
-
2026-10-06days on market $195,000 Active 224 DOM
-
2026-10-05days on market $195,000 Active 223 DOM
-
2026-10-04days on market $195,000 Active 222 DOM
-
2026-10-04days on market $195,000 Active 221 DOM
-
2026-10-02days on market $195,000 Active 220 DOM
-
2026-08-31days on market $195,000 Active 215 DOM
-
2026-08-29days on market $195,000 Active 213 DOM
-
2026-08-28days on market $195,000 Active 212 DOM
-
2026-08-27days on market $195,000 Active 211 DOM
-
2026-08-26days on market $195,000 Active 210 DOM
-
2026-08-25days on market $195,000 Active 209 DOM
-
2026-08-23days on market $195,000 Active 207 DOM
-
2026-08-21days on market $195,000 Active 205 DOM
-
2026-08-20days on market $195,000 Active 204 DOM
-
2026-08-19days on market $195,000 Active 203 DOM
-
2026-08-16days on market $195,000 Active 200 DOM
-
2026-08-14days on market $195,000 Active 198 DOM
-
2026-08-13days on market $195,000 Active 197 DOM
-
2026-08-12days on market $195,000 Active 196 DOM
-
2026-08-11days on market $195,000 Active 195 DOM
-
2026-08-10days on market $195,000 Active 194 DOM
-
2026-08-09days on market $195,000 Active 193 DOM
-
2026-08-08days on market $195,000 Active 192 DOM
-
2026-08-06days on market $195,000 Active 190 DOM
-
2026-08-05days on market $195,000 Active 189 DOM
-
2026-08-04days on market $195,000 Active 188 DOM
-
2026-08-03days on market $195,000 Active 187 DOM
-
2026-07-31days on market $195,000 Active 184 DOM
-
2026-07-24days on market $195,000 Active 177 DOM
-
2026-07-23days on market $195,000 Active 176 DOM
-
2026-07-22days on market $195,000 Active 175 DOM
-
2026-07-21days on market $195,000 Active 174 DOM
-
2026-07-20days on market $195,000 Active 173 DOM
-
2026-07-18days on market $195,000 Active 171 DOM
-
2026-07-16days on market $195,000 Active 169 DOM
-
2026-07-15days on market $195,000 Active 168 DOM
-
2026-07-13days on market $195,000 Active 166 DOM
-
2026-07-13days on market $195,000 Active 165 DOM
-
2026-07-11days on market $195,000 Active 164 DOM
-
2026-07-10days on market $195,000 Active 163 DOM
-
2026-07-09days on market $195,000 Active 162 DOM
-
2026-07-07days on market $195,000 Active 160 DOM
-
2026-07-06days on market $195,000 Active 159 DOM
-
2026-07-06days on market $195,000 Active 158 DOM
ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 6 d/yr ≥105°F today · 23 d/yr by 30 yrs out
- Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,431
- − Mortgage interest
- −$10,923
- − Property taxes
- −$2,925
- − Insurance
- −$975
- − Repairs & maintenance
- −$2,034
- − Management
- −$2,034
- − HOA
- −$4,632
- − Depreciation
- −$5,673
- Taxable loss
- −$3,766
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$904
- After-tax cash flow
- $191/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 · 13 photos
45/100
Cosmetic rehab
Est. rehab $4,780–$14,340 screening
The property is currently rented and in fair condition, with cosmetic updates needed to enhance its resale and rental value.
Repairs flagged
- Moderate kitchen cabinets — dated and worn
- Moderate bathroom fixtures — basic and dated
- Minor HVAC system — new AC according to listing
Value-add opportunities
- Both paint interior walls — enhances curb appeal and interior aesthetics ↑
- Both replace countertops and appliances — modernizes kitchen and increases appeal ↑
- Both landscaping and curb appeal — enhances overall property appearance ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 38/100
Zoned Schools
Elementary
Madie Ives K-8 Preparatory Academy
F
FL #1,471/2,144
Nat'l #19,191/41,679
Middle
Highland Oaks Middle School
F
FL #373/571
Nat'l #6,151/14,009
High
Dr. Michael M. Krop Senior High
F
FL #400/667
Nat'l #10,191/17,239
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
B
Composite livability gradescore 77/100
Livability — Ives Estates
- Score
- 77/100
- State rank
- #191
- US rank
- #3061
Category grades
Amenities F
Commute A+
Cost of living A-
Crime B-
Employment C-
Housing A+
Health & safety B+
User ratings A-
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Ives Estates, FL
- County
- Miami-Dade County · 3,126,439 people
- City population
- 827,308
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 51,591
- Household income
- $65,211
- Rent vs Own
- Severe rent burden
- 21% of renters
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 0.67)
- Race & ethnicity
- Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
- Hispanic origin (detail)
- Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
- Languages at home
- 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 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
- ▼ -608.34%
- Current HPI
- 328.1733
- Rent YoY
- ▲ 0.22%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-01-21 Listed $218,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…