18810 NW 57th Ave #202 · Country Club, FL 33015

$97,000

2 bd · 2.0 ba · 1,163 sqft · Condo public records · 5 Days on market

Built 1994 $300/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NO CALLS PLZ, EMAIL ONLY for all inquiries. Unapproved short sale . This 2-bedroom, 2-bath condo needs full renovation and requires updates and repairs throughout and is being sold strictly as-is. Interior shows signs of deferred maintenance, with dated finishes in the kitchen and bathrooms that will need upgrading, along with flooring, paint, and general cosmetic improvements. Major systems, including HVAC, plumbing, and electrical, should be inspected by licensed professionals as condition is unknown. Buyer responsible for verifying all information and assuming any liens, code violations, or association requirements. Great opportunity in a centrally located Miami-Dade community. NO CALLS

Key facts

• Centrally located
• Full renovation
• Major systems

Tags

• FULL RENOVATION
• MAJOR SYSTEMS
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $97k).
• Cap rate 16.7% 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: schools A+, housing A+, commute 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.
• Market conditions: Rents soft (-1.0%/yr); 253 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 39% 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 $671 of loan paydown is wiped out by about $3k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $427/mo.
• 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.62% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 3.2

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: 4.1%
• Equity multiple: 1.15×
• Total profit: $4,061
• Equity at exit: $14,463

10-year hold

• IRR: 7.5%
• Equity multiple: 1.42×
• Total profit: $11,484
• Equity at exit: $8,387

Cash invested: $27,160 (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: 253
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,542 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$314 /mo · $3,771/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $418

Break-even live

Break-even rent $2,013

Max offer price $97,000

Occupancy floor 79%

Sensitivity live

Price	-10% $473	-5% $445	+0% $418	+5% $391	+10% $363
Rent	-10% $217	-5% $318	+0% $418	+5% $518	+10% $619
Rate	-1.0pp $467	-0.5pp $443	base $418	+0.5pp $393	+1.0pp $367

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11338 SW 45th Pl Miramar, FL	1.0–2.0	1.0–2.5	1194	$3,015	$2.52	2d	38	1.45mi
12661 SW 54th Ct Miramar, FL	2.0	2.5	1153	$2,450	$2.12	25d	1	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-09
   listed $97,000 Active
4. 2025-04-03
   historical $2,250
5. 2025-03-06
   listed $2,250

ⓘ 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: $3,771 · $314/mo
• Projected year-2 tax: $3,771 · $314/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 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $30,500
• − Mortgage interest: −$5,434
• − Property taxes: −$3,771
• − Insurance: −$5,604
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − HOA: −$3,600
• − Depreciation: −$2,822
• Taxable income: $4,390
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $3,963/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

+4211.1% since first listed

5 events — show timeline

• 2026-04-27 Pending — MARMLS
• 2026-04-23 Contingent — MARMLS
• 2026-04-09 Listed $97,000 MARMLS
• 2025-04-03 Rental Removed $2,250 MARMLS
• 2025-03-06 Listed for Rent $2,250 MARMLS

Property tax history

+19.4%/yr

Latest (2025): $3,771 · +5.6% YoY. Source: county tax records.