15870 SW 105th Ave · Palmetto Estates, FL 33157

$5,000

4 bd · 2.0 ba · 2,330 sqft · SingleFamily public records · 10 Days on market

Built 1967

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 26, 2026 at 9:00 AM EST. Explore this charming 4-bedroom, 2-bath residence set in a peaceful and well-located Miami community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots
• Listed 10 days

Property features AI

Finance

• Other: Directions: From Florida’s Turnpike, take Exit 16, head east on SW 152nd St, then turn onto SW 104th Ave, then onto SW 158th St, then onto SW 105th Ave and continue to the property.

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Residential property; 1 story
• Exterior features: Lot approximately 0.19 acres; Zoning: 0100

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $659,390 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $5k).

Location & tenants

• Location reads 81/100 on livability (#103 in FL, #1,572 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A; Watch: 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; 35 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 $3,889/mo this rent would consume 57% of the median local household income ($82k/yr) (locally 2340% 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 $5k of loan paydown is wiped out by about $20k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 197.8% of price.
• Climate carrying-cost: 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 $5,000

Questions for the listing agent

1. 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?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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 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: 0.59% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $659,390
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16010 SW 100th Ct	0.45mi	4/3.0	2,503 (+7%)	1mo	$485,000	$194	61
16541 SW 102nd Ct	0.51mi	4/2.0	2,200 (-6%)	13mo	$620,000	$282	56
10401 SW 167th St	0.53mi	4/2.0	2,100 (-10%)	10mo	$655,000	$312	51
10315 SW 152nd St	0.50mi	4/3.0	2,035 (-13%)	19mo	$575,000	$283	36
11012 SW 162nd Ter	0.60mi	3/2.0 (-1)	2,115 (-9%)	22mo	$600,000	$284	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -36.9%
• Equity multiple: -0.15×
• Total profit: $-212,750
• Equity at exit: $98,317

10-year hold

• IRR: -75.3%
• Equity multiple: -0.90×
• Total profit: $-350,829
• Equity at exit: $57,012

Cash invested: $184,629 (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: 0.1×

Monthly cashflow live

• Estimated rent: $3,889 high
• Mortgage (P&I): −$3,458
• Tax est. 1.5%: −$824 /mo · $9,891/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $-1,485

Break-even live

Break-even rent $5,768

Max offer price $444,549

Occupancy floor —

Sensitivity live

Price	-10% $-1,029	-5% $-1,257	+0% $-1,485	+5% $-1,713	+10% $-1,940
Rent	-10% $-1,792	-5% $-1,638	+0% $-1,485	+5% $-1,331	+10% $-1,178
Rate	-1.0pp $-1,153	-0.5pp $-1,317	base $-1,485	+0.5pp $-1,656	+1.0pp $-1,829

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: $164,848
• Closing costs: $19,782
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10394 Fairway Heights Blvd Unit 10394 Miami, FL	4.0	3.0	1645	$4,700	$2.86	25d	1	0.17mi
16311 SW 102nd Ct Unit A Miami, FL	3.0	1.0	2117	$2,600	$1.23	8d	1	0.38mi
16311 SW 102nd Ct Unit A Miami, FL	3.0	1.0	2117	$2,500	$1.18	25d	1	0.38mi
10375 SW 152nd Ter Miami, FL	4.0	2.0	1631	$3,750	$2.30	25d	1	0.40mi
16125 SW 98th Ct Miami, FL	4.0	3.5	2370	$5,900	$2.49	25d	1	0.68mi
9798 SW 158th St Miami, FL	3.0	2.0	1854	$3,500	$1.89	25d	1	0.72mi
15130 Jackson St Miami, FL	5.0	3.0	1886	$4,540	$2.41	25d	1	0.76mi
14620 SW 104th Ave Unit 1 Miami, FL	3.0	2.0	1700	$3,300	$1.94	25d	1	0.77mi
9711 SW 162nd St Miami, FL	3.0	2.0	1720	$3,000	$1.74	25d	1	0.84mi
10384 SW 173rd St Unit 2 Miami, FL	3.0	2.0	2374	$2,500	$1.05	6d	1	0.93mi
10384 SW 173rd St Unit 2 Miami, FL	3.0	2.0	2374	$2,750	$1.16	25d	1	0.93mi
10229 SW 173rd St Unit 1 Miami, FL	3.0	2.0	1960	$2,650	$1.35	25d	1	0.95mi
14500 Pierce St Miami, FL	4.0	2.0	1835	$2,900	$1.58	25d	1	0.97mi
9501 E Palmetto Club Ln Unit 9501 Palmetto Bay, FL	4.0	2.0	1894	$4,400	$2.32	17d	1	0.98mi
9501 E Palmetto Club Ln Unit E Palmetto Bay, FL	4.0	2.0	1894	$4,400	$2.32	2d	1	0.98mi
14500 SW 98th Ave Miami, FL	3.0	2.0	1836	$5,500	$3.00	25d	1	1.12mi
9600 SW 147th St Miami, FL	4.0	2.0	1955	$10,000	$5.12	6d	1	1.15mi
9600 SW 147th St Miami, FL	4.0	2.0	1955	$12,000	$6.14	25d	1	1.15mi
9421 SW 150th St Miami, FL	3.0	2.0	1587	$4,200	$2.65	6d	1	1.19mi
9421 SW 150th St Miami, FL	3.0	2.0	1587	$4,200	$2.65	21d	1	1.19mi
9330 SW 165th St Palmetto Bay, FL	3.0	2.0	1910	$3,650	$1.91	4d	1	1.24mi
9330 SW 165th St Palmetto Bay, FL	3.0	2.0	1910	$3,750	$1.96	25d	1	1.24mi
11000 SW 176th St Miami, FL	4.0	2.0	1991	$3,400	$1.71	8d	1	1.26mi
11000 SW 176th St Miami, FL	4.0	2.0	1991	$3,500	$1.76	25d	1	1.26mi
16665 SW 93rd Ct Palmetto Bay, FL	3.0	2.0	1734	$3,800	$2.19	25d	1	1.29mi
10220 SW 178th St Miami, FL	5.0	2.0	1880	$3,900	$2.07	25d	1	1.30mi
11231 SW 176th St Miami, FL	3.0	2.0	1778	$4,000	$2.25	25d	1	1.32mi
10091 Kumquat St Miami, FL	3.0	2.0	1875	$2,950	$1.57	25d	1	1.34mi
10274 SW 180th St Miami, FL	5.0	3.0	2100	$4,900	$2.33	25d	1	1.41mi
11518 SW 172nd Ter Miami, FL	4.0	2.0	2526	$4,150	$1.64	25d	1	1.44mi
16601 SW 92nd Ave Palmetto Bay, FL	4.0	3.0	2237	$4,000	$1.79	25d	1	1.45mi
9026 SW 160th Ter Palmetto Bay, FL	4.0	3.0	2413	$5,200	$2.15	25d	1	1.45mi
11001 SW 180th St Miami, FL	3.0	2.0	1800	$3,000	$1.67	25d	1	1.47mi
9030 SW 162nd St Palmetto Bay, FL	4.0	3.0	2412	$5,799	$2.40	22d	1	1.47mi
9030 SW 162nd St Palmetto Bay, FL	4.0	3.0	2412	$5,799	$2.40	21d	1	1.47mi

Listing history 3 events

1. 2026-05-14
   listed $5,000 Active
2. 1991-08-02
   soldstatus $69,900
3. 1978-12-01
   soldstatus $47,400

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $46,666
• − Mortgage interest: −$36,936
• − Property taxes: −$9,891
• − Insurance: −$3,297
• − Repairs & maintenance: −$3,733
• − Management: −$3,733
• − Depreciation: −$19,182
• Taxable loss: −$30,107
• Est. tax savings @ 24.0%: +$7,226
• After-tax cash flow: $-10,591/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 — Palmetto Estates

• Score: 81/100
• State rank: #103
• US rank: #1572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto Estates, 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

-89.5% since first listed

3 events — show timeline

• 2026-05-14 Listed $5,000 NFMLS
• 1991-08-02 Sold (Public Records) $69,900 Public Records
• 1978-12-01 Sold (Public Records) $47,400 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,530 · +2.7% YoY. Source: county tax records.