13965 SW 10th St · Tamiami, FL 33184

$350,000

3 bd · 2.0 ba · 2,247 sqft · SingleFamily public records · 1 Days on market

Built 1989 4,489 sqft lot ↓ 36% since listing

---

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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Shorts sale subject to lender approval

Key facts

• 4,489 sq ft lot
• Garage
• Built 1989

Property features AI

Exterior

• Parking: 1-car garage; Driveway; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces west; Resale
• Construction: Block construction; Barrel roof
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Washer hookup; Dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 7.8% vs local median 3.4% in Tamiami — 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 79/100 on livability (#146 in FL, #2,197 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living D, 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: 80 active listings in the ZIP; 40 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).
• At $3,959/mo this rent would consume 60% of the median local household income ($80k/yr) (locally 1139% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $350k implies a 233% 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; severe wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $703,311
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13228 SW 10th Ln	0.74mi	3/2.5	2,331 (+4%)	3mo	$730,000	$313	54
1730 SW 138th Ct	0.50mi	4/2.0 (+1)	2,130 (-5%)	21mo	$665,000	$312	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-38,416
• Equity at exit: $52,186

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-8,995
• Equity at exit: $30,262

Cash invested: $98,000 (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 33184

• Home prices YoY: -31.1%
• Active inventory: 80
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,959 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$712 /mo · $8,548/yr
• Insurance: −$146
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $282

Break-even live

Break-even rent $3,602

Max offer price $350,000

Occupancy floor 88%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14325 SW 11th Ter Miami, FL	4.0	2.0	1973	$3,850	$1.95	24d	1	0.22mi
1417 SW 139th Ave Unit 1417 Miami, FL	4.0	2.0	2067	$4,750	$2.30	2d	1	0.34mi
14302 SW 15th St Miami, FL	4.0	3.0	2784	$5,500	$1.98	24d	1	0.39mi
13812 SW 16th Ter Miami, FL	3.0	2.0	1484	$3,900	$2.63	5d	1	0.50mi
13812 SW 16th Ter Miami, FL	3.0	2.0	1484	$3,900	$2.63	24d	1	0.50mi
13812 SW 16th Ter Miami, FL	3.0	2.0	1484	$3,900	$2.63	21d	1	0.50mi
13812 SW 16th Ter Miami, FL	3.0	2.0	1484	$3,900	$2.63	19d	1	0.50mi
13812 SW 16th Ter Miami, FL	3.0	2.0	1484	$3,900	$2.63	12d	1	0.50mi
13812 SW 16th Ter Miami, FL	3.0	2.0	1484	$3,900	$2.63	4d	1	0.50mi
13770 SW 17th Ter Unit 13770 Miami, FL	3.0	2.0	1488	$3,300	$2.22	24d	1	0.58mi
13496 SW 13th Ter Miami, FL	3.0	2.5	1915	$3,300	$1.72	24d	1	0.59mi
1981 SW 139th Ct Miami, FL	4.0	2.0	2130	$4,750	$2.23	24d	1	0.62mi
1727 SW 136th Pl Miami, FL	4.0	2.0	1796	$3,800	$2.12	17d	1	0.62mi
14423 SW 18th St Miami, FL	4.0	4.0	2543	$5,800	$2.28	18d	1	0.63mi
1991 SW 139th Ave Miami, FL	4.0	3.0	2548	$4,200	$1.65	24d	1	0.64mi
13404 SW 14th Ter Miami, FL	3.0	2.5	1755	$2,850	$1.62	4d	1	0.66mi
14773 SW 9th Ln Miami, FL	3.0	2.0	1608	$3,350	$2.08	18d	1	0.72mi
14803 SW 9th Ln Miami, FL	3.0	2.5	1608	$3,100	$1.93	4d	1	0.74mi
14803 SW 9th Ln Miami, FL	3.0	2.5	1608	$3,100	$1.93	24d	1	0.74mi
1220 SW 131st Place Cir W Unit 1220 Miami, FL	3.0	2.0	1458	$2,900	$1.99	24d	1	0.79mi
1220 SW 131st Place Cir W Unit W Miami, FL	3.0	2.0	1458	$2,800	$1.92	3d	1	0.79mi
13198 SW 10th Terrace Dr Miami, FL	3.0	2.0	1458	$3,000	$2.06	24d	1	0.82mi
330 SW 133rd Pl Unit 330 Miami, FL	4.0	3.0	2720	$6,200	$2.28	24d	1	0.83mi
13147 SW 11th Lane Cir Miami, FL	3.0	2.5	1754	$3,200	$1.82	19d	1	0.89mi
13147 SW 11th Lane Cir Unit 13147 Miami, FL	3.0	2.5	1754	$3,200	$1.82	22d	1	0.89mi
14905 SW 8th Ter Unit N Miami, FL	3.0	2.5	1812	$3,250	$1.79	24d	1	0.90mi
886 SW 149th Ct #886 Miami, FL	4.0	2.5	1899	$3,400	$1.79	8d	1	0.91mi
1758 SW 131st Place Cir S Unit Na Miami, FL	3.0	2.5	1754	$4,900	$2.79	24d	1	0.94mi
15030 SW 9th Ter Miami, FL	4.0	3.0	1985	$3,700	$1.86	24d	1	1.02mi
13023 SW 6th St Miami, FL	3.0	3.0	1798	$5,000	$2.78	24d	1	1.03mi
13023 SW 6th St Miami, FL	3.0	3.0	1795	$5,000	$2.79	8d	1	1.03mi
2402 SW 145th Pl Miami, FL	4.0	3.5	2313	$4,000	$1.73	3d	1	1.04mi
15059 SW 9th Ln Miami, FL	4.0	3.0	1899	$3,350	$1.76	24d	1	1.05mi
2414 SW 145th Pl Unit 2414 Miami, FL	4.0	3.0	1920	$3,600	$1.88	12d	1	1.05mi
2434 SW 145th Pl Miami, FL	4.0	3.5	2313	$3,950	$1.71	24d	1	1.08mi
14382 SW 27th St Miami, FL	3.0	2.0	2162	$4,000	$1.85	24d	1	1.14mi
2349 SW 148th Ct Miami, FL	4.0	2.0	1833	$3,900	$2.13	24d	1	1.14mi
14968 SW 23rd Way Unit 14968 Miami, FL	3.0	2.5	1812	$3,200	$1.77	24d	1	1.15mi
2657 SW 145th Ave Unit 1 Miami, FL	4.0	3.5	2504	$4,500	$1.80	20d	1	1.16mi
14754 SW 25th St Unit 1 Miami, FL	3.0	2.5	1816	$3,100	$1.71	24d	1	1.17mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   listed $350,000 Active
3. 1991-12-13
   soldstatus $105,000
4. 1988-03-01
   soldstatus $550,000

ⓘ 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: $8,548 · $712/mo
• Projected year-2 tax: $8,548 · $712/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 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $47,512
• − Mortgage interest: −$19,605
• − Property taxes: −$8,548
• − Insurance: −$3,574
• − Repairs & maintenance: −$3,801
• − Management: −$3,801
• − Depreciation: −$10,182
• Taxable loss: −$1,999
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $3,867/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 — Tamiami

• Score: 79/100
• State rank: #146
• US rank: #2197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 80,608
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 19,859
• Household income: $79,784
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1139.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 55% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 71%
• Common ancestry: Estonian 1%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 91% Other Indo-European 1% Chinese 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: ▼ -197.33%
• Current HPI: 437.8467
• Rent YoY: —
• 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

-36.4% since first listed

4 events — show timeline

• 2026-05-14 Pending — MARMLS
• 2026-05-13 Listed $350,000 MARMLS
• 1991-12-13 Sold (Public Records) $105,000 Public Records
• 1988-03-01 Sold (Public Records) $550,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $8,548 · +6.8% YoY. Source: county tax records.