14830 Naranja Lakes Blvd Unit A1M · Naranja, FL 33032

$145,000

2 bd · 1.0 ba · 1,075 sqft · Condo public records · 7 Days on market

Built 1974 $525/mo HOA

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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 +15.9/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity | South Miami-Dade's fastest-growing corridor. Spacious 2BD/1.5BA, 1,075 SF condo with lake views and assigned parking. Cosmetic repairs needed. Adjacent to the Larkin University medical campus, which is under construction. South Dade TransitWay BRT operational direct to Dadeland/Metrorail. Sports Performance Hub $280M under construction. 7 active development projects within 5 miles. Board approval required — no rental cap, lease immediately after closing. HOA $525/month includes water, sewer, insurance & reserves. No Homestead Exemption. Motivated seller. Priced to move.

Key facts

• Lake views
• Assigned parking
• $525 HOA

Tags

• LAKE VIEWS
• ASSIGNED PARKING

Property features AI

Finance

• Other: Annual tax amount listed
• Financial info: Pets not allowed / pet restrictions
• HOA & community: Monthly association fee of $525; Association covers common areas, insurance, grounds maintenance, structure maintenance, reserve fund, sewer, security, trash, and water; Elevator(s) in building

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Security guard
• Utilities: Electric service
• Home design: Attached property; 4 total stories; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Security guard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level

🏢 Co-op / cooperative unit. The $145,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $69 ($831/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 65/100 on livability (#634 in FL) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-, cost of living A-; Watch: schools F, amenities F, employment 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); 586 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).
• This rent runs 33% of the median local income ($73k/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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago 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.
• Current owner paid $48k; list at $145k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.39% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• 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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-24,626
• Equity at exit: $21,620

10-year hold

• IRR: -22.7%
• Equity multiple: 0.09×
• Total profit: $-37,103
• 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 33032

• Home prices YoY: -29.8%
• Rents YoY: -1.0%
• Active inventory: 586
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$760
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$60
• HOA: −$525
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $69

Break-even live

Break-even rent $1,921

Max offer price $145,000

Occupancy floor 92%

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
14830 Naranja Lakes Blvd Unit A2N Homestead, FL	2.0	1.5	1075	$1,650	$1.53	24d	1	0.02mi
14830 Naranja Lakes Blvd Unit A3C Homestead, FL	2.0	1.5	1075	$1,700	$1.58	24d	1	0.02mi
14820 Naranja Lakes Blvd Unit D3B Homestead, FL	2.0	1.5	1075	$1,600	$1.49	24d	1	0.08mi
14820 Naranja Lakes Blvd Unit D2J Homestead, FL	2.0	1.5	1075	$1,600	$1.49	15d	1	0.08mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	2.0	1075	$1,650	$1.53	8d	1	0.08mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	1.5	1075	$1,650	$1.53	12d	1	0.08mi
14850 Naranja Lakes Blvd Unit B3M Homestead, FL	2.0	1.5	1075	$1,600	$1.49	24d	1	0.09mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,895	$1.76	8d	1	0.09mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,995	$1.86	24d	1	0.09mi
14850 Naranja Lakes Blvd Unit B3D Homestead, FL	2.0	1.5	1075	$1,995	$1.86	8d	1	0.09mi
14840 Naranja Lakes Blvd Unit C3E Homestead, FL	2.0	1.5	1075	$1,950	$1.81	24d	1	0.11mi
14840 Naranja Lakes Blvd Unit C3C Homestead, FL	2.0	1.5	1075	$1,575	$1.47	24d	1	0.11mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,595	$1.48	2d	1	0.11mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,695	$1.58	24d	1	0.11mi
14840 Naranja Lakes Blvd Unit C2P Homestead, FL	2.0	1.5	1075	$2,100	$1.95	4d	1	0.11mi
14840 Naranja Lakes Blvd Unit C4C Homestead, FL	2.0	2.0	1075	$1,600	$1.49	24d	1	0.11mi
14981 SW 283rd St Homestead, FL	1.0–2.0	1.0–2.0	843	$2,073	$2.46	1d	16	0.28mi
28050 SW 147th Ave Homestead, FL	2.0	2.0	914	$1,750	$1.91	24d	9	0.29mi
14570 SW 280th St Homestead, FL	1.0–3.0	1.0–2.0	948	$1,686	$1.78	24d	1	0.39mi
28501 SW 147th Ct Homestead, FL	3.0	2.0	1000	$3,000	$3.00	3d	1	0.46mi
28501 SW 147th Ct Homestead, FL	3.0	2.0	1000	$3,000	$3.00	15d	1	0.46mi
28152 SW 153rd Ave Unit 28152 Homestead, FL	2.0	1.0	880	$1,995	$2.27	24d	1	0.46mi
28511 SW 147th Ave Homestead, FL	3.0	1.5	875	$2,750	$3.14	21d	1	0.48mi
27077 S Dixie Hwy Homestead, FL	1.0–2.0	1.0–2.0	823	$2,389	$2.90	2d	10	0.56mi
14519 SW 272nd St #14519 Naranja, FL	3.0	2.0	1500	$2,800	$1.87	21d	1	0.57mi
14515 SW 272nd St Unit 14515 Homestead, FL	3.0	2.0	1431	$3,200	$2.24	24d	1	0.58mi
28015 SW 143rd Ct Homestead, FL	2.0	2.0	1196	$2,600	$2.17	22d	1	0.60mi
28015 SW 143rd Ct Homestead, FL	2.0	2.0	1196	$2,500	$2.09	4d	1	0.60mi
28214 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	15d	1	0.61mi
28055 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	24d	1	0.62mi
15410 SW 284th St Homestead, FL	2.0	2.0	900	$1,850	$2.06	8d	2	0.66mi
15410 SW 284th St #8102 Homestead, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.67mi
15480 SW 284th St #2111 Homestead, FL	3.0	2.0	1126	$2,100	$1.87	24d	1	0.67mi
14475 SW 288th St Homestead, FL	3.0	2.0	1032	$2,500	$2.42	22d	1	0.69mi
15470 SW 284th St Homestead, FL	1.0–3.0	1.0–2.0	888	$2,100	$2.36	18d	2	0.71mi
15470 SW 284th St #3201 Homestead, FL	3.0	2.0	1126	$2,600	$2.31	5d	1	0.71mi
15440 SW 284th St #5102 Homestead, FL	3.0	2.0	1126	$2,000	$1.78	22d	1	0.72mi
15657 SW 280th St #6 Homestead, FL	3.0	2.5	1367	$2,500	$1.83	8d	1	0.72mi
15460 SW 284th St Homestead, FL	3.0	2.0	1126	$2,075	$1.84	2d	2	0.74mi
28147 SW 142nd Ct Homestead, FL	2.0	1.5	920	$1,950	$2.12	24d	1	0.75mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: watersewerparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-04
   status $145,000 Pending 7 DOM
2. 2026-06-03
   days on market $145,000 Active 7 DOM
3. 2026-06-02
   days on market $145,000 Active 6 DOM
4. 2026-06-01
   days on market $145,000 Active 5 DOM
5. 2026-05-31
   days on market $145,000 Active 4 DOM
6. 2026-05-27
   listed $145,000 Active
7. 2026-05-17
   historical
8. 2026-04-16
   price $155,000
9. 2026-01-03
   listed $165,000 Active
10. 2025-10-03
    historical
11. 2025-08-22
    listed $165,000 Active
12. 2025-05-30
    historical
13. 2025-05-19
    price $167,000
14. 2024-08-06
    price $202,000
15. 2024-05-22
    price $192,000
16. 2024-01-23
    price $210,000
17. 2023-12-31
    listed $197,000 Active
18. 2022-05-17
    listed $130,000 Active
19. 2019-04-07
    historical
20. 2019-03-09
    listed $145,000 Active
21. 2002-09-09
    soldstatus $48,000
22. 1996-10-03
    soldstatus $22,800
23. 1977-01-01
    soldstatus $18,400

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 33 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: $24,100
• − Mortgage interest: −$8,122
• − Property taxes: −$2,059
• − Insurance: −$725
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$6,300
• − Depreciation: −$4,218
• Taxable loss: −$1,180
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,114/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 — Naranja

• Score: 65/100
• State rank: #634
• US rank: #12426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naranja, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,132
• Household income: $73,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 3351.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 35% Black 20% White 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 31% Dominican 5%
• Common ancestry: Hispanic 3%
• Foreign-born: 45% · Canada, Jamaica, Dominican Republic
• Languages at home: 33% English-only · Spanish 64% French/Haitian/Cajun 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: ▼ -176.52%
• Current HPI: 415.9508
• Rent YoY: ▼ -0.99%
• 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

+688.0% since first listed

18 events — show timeline

• 2026-05-27 Listed $145,000 MARMLS
• 2026-05-17 Listing Removed — MARMLS
• 2026-04-16 Price Changed $155,000 MARMLS
• 2026-01-03 Listed $165,000 MARMLS
• 2025-10-03 Listing Removed — MARMLS
• 2025-08-22 Listed $165,000 MARMLS
• 2025-05-30 Listing Removed — MARMLS
• 2025-05-19 Price Changed $167,000 MARMLS
• 2024-08-06 Price Changed $202,000 MARMLS
• 2024-05-22 Price Changed $192,000 MARMLS
• 2024-01-23 Price Changed $210,000 MARMLS
• 2023-12-31 Listed $197,000 MARMLS
• 2022-05-17 Listed $130,000 MARMLS
• 2019-04-07 Listing Removed — MARMLS
• 2019-03-09 Listed $145,000 MARMLS
• 2002-09-09 Sold (Public Records) $48,000 Public Records
• 1996-10-03 Sold (Public Records) $22,800 Public Records
• 1977-01-01 Sold (Public Records) $18,400 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,059 · -7.3% YoY. Source: county tax records.