14820 Naranja Lakes Blvd Unit D3R · Naranja, FL 33032

$145,900

2 bd · 1.0 ba · 1,075 sqft · Condo public records · 157 Days on market

Built 1974 $525/mo HOA · 26% of rent

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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 +16.2/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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 MLS

Just Reduced for a quick sale !!!!Spacious Apartment in the Gated Community of Naranja Lakes ! 2 beds 1.5 baths , water , cable and waste included , elevator , large utility room with washer and dryer gated community with 24/7 guard , security-cameras . Perfect for investment !!!

Key facts

• High occupancy rate
• Full renovations
• New elevators

Tags

• FULL RENOVATIONS
• NEW ROOF
• NEW IMPACT WINDOWS
• NEW ELEVATORS
• PARKING LOT REDONE
• HIGH OCCUPANCY RATE

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $525 covering common areas; Building has elevators

Exterior

• Parking: 2 assigned covered parking spaces; Two or more parking spaces
• Security: Elevator secured; Security guard
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Fenced complex

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Blinds on windows; Elevator; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $146k.

Deal economics

• At list price, monthly cash flow is $76 ($918/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

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 23d 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

• It's been on market 157 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $44k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $146k implies a 54% 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 $128,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.37% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 6.1

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-24,308
• Equity at exit: $21,754

10-year hold

• IRR: -21.6%
• Equity multiple: 0.11×
• Total profit: $-36,227
• Equity at exit: $12,615

Cash invested: $40,852 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$765
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$61
• HOA: −$525
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $76

Break-even live

Break-even rent $1,907

Max offer price $145,900

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $118	+0% $76	+5% $35	+10% $-6
Rent	-10% $-82	-5% $-3	+0% $76	+5% $156	+10% $235
Rate	-1.0pp $150	-0.5pp $114	base $76	+0.5pp $39	+1.0pp $0

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	1.5	1075	$1,650	$1.53	12d	1	0.02mi
14820 Naranja Lakes Blvd Unit D2J Homestead, FL	2.0	1.5	1075	$1,600	$1.49	15d	1	0.02mi
14820 Naranja Lakes Blvd Unit D3B Homestead, FL	2.0	1.5	1075	$1,600	$1.49	25d	1	0.02mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	2.0	1075	$1,650	$1.53	8d	1	0.02mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,895	$1.76	8d	1	0.03mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,995	$1.86	25d	1	0.03mi
14850 Naranja Lakes Blvd Unit B3D Homestead, FL	2.0	1.5	1075	$1,995	$1.86	8d	1	0.03mi
14850 Naranja Lakes Blvd Unit B3M Homestead, FL	2.0	1.5	1075	$1,600	$1.49	25d	1	0.03mi
14840 Naranja Lakes Blvd Unit C2P Homestead, FL	2.0	1.5	1075	$2,100	$1.95	5d	1	0.04mi
14840 Naranja Lakes Blvd Unit C3C Homestead, FL	2.0	1.5	1075	$1,575	$1.47	25d	1	0.04mi
14840 Naranja Lakes Blvd Unit C4C Homestead, FL	2.0	2.0	1075	$1,600	$1.49	25d	1	0.04mi
14840 Naranja Lakes Blvd Unit C3E Homestead, FL	2.0	1.5	1075	$1,950	$1.81	25d	1	0.04mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,595	$1.48	3d	1	0.04mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,695	$1.58	25d	1	0.04mi
14830 Naranja Lakes Blvd Unit A2N Homestead, FL	2.0	1.5	1075	$1,650	$1.53	25d	1	0.05mi
14830 Naranja Lakes Blvd Unit A3C Homestead, FL	2.0	1.5	1075	$1,700	$1.58	25d	1	0.05mi
28050 SW 147th Ave Homestead, FL	2.0	2.0	914	$1,750	$1.91	25d	9	0.34mi
14981 SW 283rd St Homestead, FL	1.0–2.0	1.0–2.0	843	$2,073	$2.46	2d	16	0.34mi
14570 SW 280th St Homestead, FL	1.0–3.0	1.0–2.0	948	$1,686	$1.78	25d	1	0.41mi
27077 S Dixie Hwy Homestead, FL	1.0–2.0	1.0–2.0	823	$2,389	$2.90	2d	10	0.49mi
28152 SW 153rd Ave Unit 28152 Homestead, FL	2.0	1.0	880	$1,995	$2.27	25d	1	0.50mi
28501 SW 147th Ct Homestead, FL	3.0	2.0	1000	$3,000	$3.00	15d	1	0.52mi
28501 SW 147th Ct Homestead, FL	3.0	2.0	1000	$3,000	$3.00	4d	1	0.52mi
14519 SW 272nd St #14519 Naranja, FL	3.0	2.0	1500	$2,800	$1.87	21d	1	0.52mi
14515 SW 272nd St Unit 14515 Homestead, FL	3.0	2.0	1431	$3,200	$2.24	25d	1	0.53mi
28511 SW 147th Ave Homestead, FL	3.0	1.5	875	$2,750	$3.14	21d	1	0.54mi
28015 SW 143rd Ct Homestead, FL	2.0	2.0	1196	$2,600	$2.17	22d	1	0.61mi
28015 SW 143rd Ct Homestead, FL	2.0	2.0	1196	$2,500	$2.09	5d	1	0.61mi
28214 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	15d	1	0.64mi
28055 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	25d	1	0.64mi
15410 SW 284th St Homestead, FL	2.0	2.0	900	$1,850	$2.06	8d	2	0.70mi
15410 SW 284th St #8102 Homestead, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.71mi
15480 SW 284th St #2111 Homestead, FL	3.0	2.0	1126	$2,100	$1.87	25d	1	0.71mi
15657 SW 280th St #6 Homestead, FL	3.0	2.5	1367	$2,500	$1.83	8d	1	0.73mi
15470 SW 284th St Homestead, FL	1.0–3.0	1.0–2.0	888	$2,100	$2.36	18d	2	0.75mi
15470 SW 284th St #3201 Homestead, FL	3.0	2.0	1126	$2,600	$2.31	6d	1	0.75mi
14475 SW 288th St Homestead, FL	3.0	2.0	1032	$2,500	$2.42	22d	1	0.75mi
15440 SW 284th St #5102 Homestead, FL	3.0	2.0	1126	$2,000	$1.78	22d	1	0.76mi
28147 SW 142nd Ct Homestead, FL	2.0	1.5	920	$1,950	$2.12	25d	1	0.77mi
15460 SW 284th St Homestead, FL	3.0	2.0	1126	$2,075	$1.84	2d	2	0.78mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-18
   days on market $145,900 Active 157 DOM
2. 2026-06-17
   days on market $145,900 Active 156 DOM
3. 2026-06-16
   days on market $145,900 Active 155 DOM
4. 2026-06-15
   days on market $145,900 Active 154 DOM
5. 2026-06-13
   days on market $145,900 Active 152 DOM
6. 2026-06-09
   days on market $145,900 Active 148 DOM
7. 2026-06-08
   days on market $145,900 Active 147 DOM
8. 2026-06-07
   days on market $145,900 Active 146 DOM
9. 2026-06-04
   days on market $145,900 Active 143 DOM
10. 2026-06-03
    days on market $145,900 Active 142 DOM
11. 2026-06-02
    days on market $145,900 Active 141 DOM
12. 2026-06-01
    days on market $145,900 Active 140 DOM
13. 2026-05-31
    days on market $145,900 Active 139 DOM
14. 2026-03-09
    price $145,900
15. 2026-03-09
    price $160,900
16. 2026-02-02
    price $185,900
17. 2026-01-12
    listed $189,900 Active
18. 2020-03-13
    soldstatus $95,000
19. 2020-03-06
    soldstatus $95,000 Closed 283-char remark

    Show marketing remark (283 chars)

    Just Reduced for a quick sale !!!!Spacious Apartment in the Gated Community of Naranja Lakes ! 2 beds 1.5 baths , water , cable and waste included , elevator , large utility room with washer and dryer gated community with 24/7 guard , security-cameras . Perfect for investment !!!

20. 2020-02-03
    price $97,000 283-char remark

    Show marketing remark (283 chars)

    Just Reduced for a quick sale !!!!Spacious Apartment in the Gated Community of Naranja Lakes ! 2 beds 1.5 baths , water , cable and waste included , elevator , large utility room with washer and dryer gated community with 24/7 guard , security-cameras . Perfect for investment !!!

21. 2020-01-08
    listed $102,000 Active 283-char remark

    Show marketing remark (283 chars)

    Just Reduced for a quick sale !!!!Spacious Apartment in the Gated Community of Naranja Lakes ! 2 beds 1.5 baths , water , cable and waste included , elevator , large utility room with washer and dryer gated community with 24/7 guard , security-cameras . Perfect for investment !!!

22. 2019-03-02
    soldstatus $88,000
23. 2019-02-14
    soldstatus $88,000 Sold 231-char remark

    Show marketing remark (231 chars)

    Beautiful & Very meticulous renovated apartment featuring two bedroom with walking closet, two bathrooms. Spacious kitchen , with plenty of room for storage. Laminate floors. Perfect for investment. Unit is currently rented.

24. 2018-12-28
    listed $98,000 Active 231-char remark

    Show marketing remark (231 chars)

    Beautiful & Very meticulous renovated apartment featuring two bedroom with walking closet, two bathrooms. Spacious kitchen , with plenty of room for storage. Laminate floors. Perfect for investment. Unit is currently rented.

25. 2017-02-20
    soldstatus $72,000 Sold
26. 2017-02-17
    soldstatus $72,000
27. 2017-01-23
    status Pending
28. 2016-12-22
    listed $79,983 Active
29. 2000-11-15
    soldstatus $37,000
30. 1993-10-08
    soldstatus $25,000
31. 1984-12-01
    soldstatus $13,777

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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: $24,051
• − Mortgage interest: −$8,173
• − Property taxes: −$1,872
• − Insurance: −$730
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$6,300
• − Depreciation: −$4,244
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,185/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

+959.0% since first listed

18 events — show timeline

• 2026-03-09 Price Changed $145,900 MARMLS
• 2026-03-09 Price Changed $160,900 MARMLS
• 2026-02-02 Price Changed $185,900 MARMLS
• 2026-01-12 Listed $189,900 MARMLS
• 2020-03-13 Sold (Public Records) $95,000 Public Records
• 2020-03-06 Sold (MLS) $95,000 MARMLS
• 2020-02-03 Price Changed $97,000 MARMLS
• 2020-01-08 Listed $102,000 MARMLS
• 2019-03-02 Sold (Public Records) $88,000 Public Records
• 2019-02-14 Sold (MLS) $88,000 MARMLS
• 2018-12-28 Listed $98,000 MARMLS
• 2017-02-20 Sold (MLS) $72,000 MARMLS
• 2017-02-17 Sold (Public Records) $72,000 Public Records
• 2017-01-23 Pending — MARMLS
• 2016-12-22 Listed $79,983 MARMLS
• 2000-11-15 Sold (Public Records) $37,000 Public Records
• 1993-10-08 Sold (Public Records) $25,000 Public Records
• 1984-12-01 Sold (Public Records) $13,777 Public Records

Property tax history

+21.6%/yr

Latest (2025): $1,872 · +0.1% YoY. Source: county tax records.