18101 NW 68th Ave Unit E105 · Country Club, FL 33015

$160,000

2 bd · 2.0 ba · 1,210 sqft · Condo public records · 8 Days on market

Built 1970 $600/mo HOA · 23% of rent

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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 +23.9/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Lender must approve commissions to cooperating broker and sale price. Unit is occupied by association's tenant and can not be shown. Investors can continue with the present tenant subject to tenant. Offers may be submitted with short sale addendum attached. All offers will be submitted. Unit sold as it and all terms subject to bank approval.

Key facts

• Gated community
• Community pool
• Private balcony

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• PRIVATE BALCONY
• STRONG RENTAL DEMAND AREA

Property features AI

Finance

• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fee of $600; Association amenities include clubhouse and pool; Association fee covers association management and amenities

Exterior

• Parking: 2-car garage; Garage door opener; Two or more parking spaces
• Security: Complex is fenced
• Home design: 2-story building; Entry on level 1
• Construction: Effective year built
• Exterior features: Barbecue area; Tennis court(s); Association pool

Interior

• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (13.0% below list).
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $139k (13.0% below list) — sets the bar for cash-flow.
• Cap rate 8.6% vs local median 3.1% in Country Club — 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 76/100 on livability (#226 in FL, #3,578 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B+, health & safety B+; 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: Spanish Lake Elementary School (math 50% / reading 53%, grade C-, #1,035 of 2,144 statewide, top 49%, 1,183 students, 61% FRL); Country Club Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 644 students, 70% FRL); American Senior High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,652 students, 65% FRL) — zoned schools at 66% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 258 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 41% of the median local income ($77k/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 $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $160k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,265 (13.0% below list)

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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.65% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 5.0

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: -28.4%
• Equity multiple: 0.10×
• Total profit: $-40,429
• Equity at exit: $23,857

10-year hold

• IRR: -79.3%
• Equity multiple: -0.60×
• Total profit: $-71,846
• Equity at exit: $13,834

Cash invested: $44,800 (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 33015

• Rents YoY: -1.0%
• Active inventory: 258
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$839
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-117

Break-even live

Break-even rent $2,790

Max offer price $139,265

Occupancy floor 99%

Sensitivity live

Price	-10% $-27	-5% $-72	+0% $-117	+5% $-163	+10% $-208
Rent	-10% $-326	-5% $-222	+0% $-117	+5% $-13	+10% $91
Rate	-1.0pp $-37	-0.5pp $-77	base $-117	+0.5pp $-159	+1.0pp $-201

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17650 NW 73rd Ave #202 Hialeah, FL	2.0	2.5	1298	$2,399	$1.85	20d	1	0.56mi
17820 NW 73rd Ave Unit 101-1 Hialeah, FL	2.0	2.0	967	$2,400	$2.48	26d	1	0.56mi
7250 NW 177th St Unit 211-16 Hialeah, FL	2.0	2.5	1298	$2,200	$1.69	26d	1	0.56mi
17710 NW 73rd Ave Hialeah, FL	2.0	2.5	1350	$2,500	$1.85	26d	1	0.57mi
17660 NW 73rd Ave Unit 206-3 Hialeah, FL	2.0	2.0	967	$2,100	$2.17	26d	1	0.59mi
17640 NW 73rd Ave Unit 204-19 Hialeah, FL	2.0	2.5	1030	$2,250	$2.18	1d	1	0.59mi
17630 NW 73rd Ave Unit 203-4 Hialeah, FL	2.0	2.0	967	$2,300	$2.38	26d	1	0.60mi
7362 NW 179th Ter Unit 7362 Hialeah, FL	3.0	3.0	1360	$3,300	$2.43	5d	1	0.74mi
7309 NW 173rd Dr Unit 104 Hialeah, FL	3.0	2.0	1212	$3,150	$2.60	17d	1	0.77mi
17815 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,800	$2.43	26d	1	0.78mi
17866 NW 74th Ct Hialeah, FL	2.0	2.5	1150	$2,599	$2.26	24d	1	0.78mi
7488 NW 181st St Unit 7488 Hialeah, FL	2.0	2.5	1150	$2,650	$2.30	22d	1	0.78mi
7458 NW 179th Ter Unit 7458 Hialeah, FL	2.0	2.5	1150	$2,500	$2.17	26d	1	0.79mi
17362 NW 74th Ave Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	23d	1	0.80mi
17362 NW 74th Ave Unit 201-0 Hialeah, FL	3.0	2.0	1350	$2,800	$2.07	26d	1	0.80mi
7501 NW 179th St Unit 109 Hialeah, FL	2.0	2.0	976	$2,199	$2.25	6d	1	0.82mi
7597 NW 182nd Ter #406 Hialeah, FL	3.0	2.0	1450	$3,200	$2.21	26d	1	0.83mi
7595 NW 179th St Unit 119 Hialeah, FL	2.0	2.0	976	$2,200	$2.25	16d	1	0.86mi
7502 NW 175th St #7502 Hialeah, FL	3.0	2.0	1245	$3,000	$2.41	5d	1	0.86mi
7532 NW 176th St Unit 1 Hialeah, FL	3.0	2.0	1300	$3,300	$2.54	16d	1	0.86mi
7640 NW 182nd Ter #108 Hialeah, FL	3.0	2.0	1450	$3,199	$2.21	1d	1	0.88mi
7640 NW 182nd Ter #108 Hialeah, FL	3.0	2.0	1450	$3,100	$2.14	26d	1	0.88mi
7542 NW 175th St #7542 Hialeah, FL	3.0	2.0	1245	$2,800	$2.25	26d	1	0.89mi
7675 NW 181st St Hialeah, FL	3.0	2.0	1190	$3,400	$2.86	10d	1	0.89mi
7667 NW 182nd Ln #805 Hialeah, FL	3.0	2.0	1030	$2,950	$2.86	26d	1	0.90mi
17455 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,750	$2.25	26d	1	0.91mi
17405 NW 75th Pl Hialeah, FL	3.0	2.0	1220	$2,525	$2.07	26d	2	0.94mi
7751 NW 194th St Hialeah, FL	3.0	2.0	1147	$3,500	$3.05	26d	1	1.37mi
7751 NW 194th St Hialeah, FL	3.0	2.5	1147	$3,500	$3.05	24d	1	1.37mi
12661 SW 54th Ct Miramar, FL	2.0	2.5	1153	$2,450	$2.12	26d	1	1.43mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-22
   days on market $160,000 Active 8 DOM
2. 2026-06-21
   days on market $160,000 Active 7 DOM
3. 2026-06-18
   days on market $160,000 Active 4 DOM
4. 2026-06-17
   days on market $160,000 Active 3 DOM
5. 2026-06-16
   days on market $160,000 Active 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $160,000 Active 1 DOM

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,701
• − Mortgage interest: −$8,962
• − Property taxes: −$3,265
• − Insurance: −$5,918
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − HOA: −$7,200
• − Depreciation: −$4,655
• Taxable loss: −$3,372
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $-599/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 — Country Club

• Score: 76/100
• State rank: #226
• US rank: #3578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 68,430
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 68,891
• Household income: $77,339
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 3833.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% Black 6% White 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 44% Dominican 5%
• Common ancestry: Hispanic 1% Estonian 1% Lithuanian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 14% English-only · Spanish 84% French/Haitian/Cajun 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: ▼ -238.07%
• Current HPI: 386.6185
• Rent YoY: ▼ -1.03%
• 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

+101.3% since first listed

3 events — show timeline

• 2026-06-14 Listed $160,000 MARMLS
• 2014-01-13 Sold (MLS) $79,500 MARMLS
• 2013-10-31 Sold (Public Records) $79,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,265 · +3.5% YoY. Source: county tax records.