Marin Plan · Homestead, FL 33030

$467,990

4 bd · 3.5 ba · 2,356 sqft · Townhouse · 159 Days on market

Excellent condition Garage

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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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story twin home features an open-concept design that maximizes the footprint of the interior. A spacious family room ideal for entertainment and relaxation blends effortlessly into a well-equipped kitchen, formal living room and a cozy covered patio. The first floor also contains a bedroom that can be used for guests or a home office. Upstairs is a sprawling owner's suite with a private balcony and bathroom, plus a versatile loft and two additional bedrooms.

Key facts

• Open-concept design
• Private balcony
• Cozy covered patio

Tags

• OPEN-CONCEPT DESIGN
• SPACIOUS FAMILY ROOM
• WELL-EQUIPPED KITCHEN
• COZY COVERED PATIO
• PRIVATE BALCONY
• VERSATILE LOFT

🏗️ New construction. The $467,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $491,850.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $468k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (19.6% below list).
• Recommended offer: $376k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.5% in Homestead — 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 78/100 on livability (#158 in FL, #2,408 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-.
• 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: West Homestead K-8 Center (math 27% / reading 21%, grade F, #2,057 of 2,144 statewide, top 96%, 851 students, 61% FRL); Homestead Middle School (math 23% / reading 25%, grade F, #532 of 571 statewide, top 94%, 666 students, 81% FRL); South Dade Senior High School (math 23% / reading 32%, grade F, #470 of 667 statewide, top 71%, 3,145 students, 73% FRL).
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: 509 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,762/mo this rent would consume 98% of the median local household income ($46k/yr) (locally 16% 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 $3k of loan paydown is wiped out by about $15k 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 159 days — a 12% lower offer ($412k) is reasonable based on typical stale-listing flexibility.

Recommended offer $376,161 (19.6% 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. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $491,850
• List price: $467,990
• Delta: -4.85%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31341 SW 192 Ave	0.09mi	4/3.5	2,356 (0%)	0mo	$491,850	$209	95
31437 SW 192 Ave	0.15mi	4/3.5	2,356 (0%)	2mo	$508,850	$216	91
32251 SW 204th Ct	1.48mi	4/2.5	2,366 (+0%)	2mo	$770,000	$325	58
2133 NW 14th Pl	1.00mi	4/3.0	2,437 (+3%)	2mo	$880,000	$361	56
30771 SW 193rd Ct	0.32mi	4/2.0	1,799 (-24%)	0mo	$740,000	$411	54
18733 SW 293rd Ter	1.28mi	4/2.0	2,226 (-6%)	2mo	$900,000	$404	48
30602 SW 193rd Ct	0.42mi	4/2.0	1,790 (-24%)	3mo	$721,000	$403	47
18740 SW 294th Ter	1.18mi	4/2.0	2,642 (+12%)	2mo	$695,000	$263	37
19382 SW 293rd St	1.20mi	4/3.0	2,866 (+22%)	3mo	$985,000	$344	35
1650 NW 14th Ter	0.71mi	4/2.0	1,834 (-22%)	3mo	$712,500	$388	33
224 NW 19th St	1.44mi	4/2.0	1,956 (-17%)	3mo	$615,000	$314	31
1571 NW 20th St	0.87mi	3/2.0 (-1)	2,687 (+14%)	1mo	$750,000	$279	30

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-106,865
• Equity at exit: $73,336

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-127,877
• Equity at exit: $42,526

Cash invested: $137,718 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 9 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $476,690 ($203/sqft)
• Median days on market: 32 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33030

• Home prices YoY: -33.9%
• Active inventory: 509
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,762 high
• Mortgage (P&I): −$2,579
• Tax est. 1.5%: −$615 /mo · $7,378/yr
• Insurance: −$205
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $-427

Break-even live

Break-even rent $4,303

Max offer price $430,006

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-257	+0% $-427	+5% $-597	+10% $-767
Rent	-10% $-725	-5% $-576	+0% $-427	+5% $-279	+10% $-130
Rate	-1.0pp $-180	-0.5pp $-302	base $-427	+0.5pp $-555	+1.0pp $-685

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: $122,962
• Closing costs: $14,756
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31020 SW 193rd Ave Homestead, FL	3.0	2.0	3091	$2,950	$0.95	22d	1	0.18mi
31020 SW 193rd Ave Homestead, FL	3.0	2.0	3091	$2,950	$0.95	10d	1	0.18mi
31140 SW 188th Ave Homestead, FL	3.0	2.0	1648	$3,800	$2.31	92d	1	0.38mi
31140 SW 188th Ave Homestead, FL	3.0	2.0	1648	$3,800	$2.31	10d	1	0.38mi
18901 SW 316th Ter Homestead, FL	4.0	2.0	1606	$4,100	$2.55	165d	1	0.38mi
18901 SW 316th Ter Homestead, FL	4.0	2.0	1606	$4,100	$2.55	129d	1	0.38mi
19084 SW 319th St Unit 19084 Homestead, FL	4.0	2.0	1791	$3,300	$1.84	108d	1	0.47mi
18882 SW 318th Ter Homestead, FL	4.0	3.0	2068	$3,500	$1.69	3d	1	0.51mi
18882 SW 318th Ter Homestead, FL	4.0	3.0	2068	$3,500	$1.69	10d	1	0.51mi
18884 SW 319th St Homestead, FL	4.0	3.0	2212	$3,041	$1.37	76d	1	0.55mi
18884 SW 319th St Homestead, FL	4.0	3.0	1895	$2,765	$1.46	49d	1	0.55mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,695	$1.78	95d	1	0.57mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,699	$1.78	10d	1	0.57mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,699	$1.78	38d	1	0.57mi
75 SW 18th Ave Unit 75 Homestead, FL	3.0	2.0	2079	$3,695	$1.78	92d	1	0.57mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,699	$1.78	151d	1	0.57mi
75 SW 18th Ave Unit 75 Homestead, FL	3.0	2.0	2079	$5,000	$2.41	165d	1	0.57mi
101 SW 15th Rd #101 Homestead, FL	4.0	3.0	1618	$2,950	$1.82	45d	1	0.65mi
101 SW 15th Rd #101 Homestead, FL	4.0	3.0	1618	$2,950	$1.82	165d	1	0.65mi
100 SW 15th Ave Homestead, FL	4.0	3.0	1618	$2,300	$1.42	10d	1	0.68mi
100 SW 15th Ave Homestead, FL	4.0	3.0	1618	$2,300	$1.42	40d	1	0.68mi
1489 SW 1st St Homestead, FL	4.0	3.0	1618	$2,250	$1.39	10d	1	0.69mi
1489 SW 1st St Homestead, FL	4.0	3.0	1618	$2,250	$1.39	23d	1	0.69mi
1552 SW 2nd St Homestead, FL	4.0	3.0	1618	$2,400	$1.48	163d	1	0.70mi
32242 SW 194th Ave Homestead, FL	5.0	4.0	2731	$6,850	$2.51	129d	1	0.72mi
32242 SW 194th Ave Homestead, FL	5.0	4.0	2731	$6,850	$2.51	122d	1	0.72mi
32242 SW 194th Ave Unit 1 Homestead, FL	5.0	4.0	2731	$5,400	$1.98	116d	1	0.72mi
30255 SW 197th Ave Homestead, FL	4.0	3.0	2594	$5,700	$2.20	165d	1	0.74mi
213 SW 15th Pl Homestead, FL	3.0	2.0	1606	$2,101	$1.31	134d	1	0.81mi
901 NW 9th St Homestead, FL	4.0	2.0	1641	$4,350	$2.65	153d	1	0.83mi
901 NW 9th Ct Homestead, FL	4.0	2.0	1641	$4,350	$2.65	161d	1	0.84mi
901 NW 9th Ct Homestead, FL	4.0	2.0	1641	$4,300	$2.62	128d	1	0.84mi
901 NW 9th Ct Homestead, FL	4.0	2.0	1641	$4,300	$2.62	10d	1	0.84mi
1065 NW 15th St Homestead, FL	4.0	2.0	1947	$3,100	$1.59	10d	1	0.87mi
19866 SW 320th St Homestead, FL	4.0	3.5	2654	$5,300	$2.00	121d	1	0.88mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$4,800	$2.79	10d	1	0.91mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$4,800	$2.79	7d	1	0.91mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$4,800	$2.79	24d	1	0.91mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$5,060	$2.95	3d	1	0.91mi
1631 NW 21st St Homestead, FL	4.0	3.0	2437	$5,800	$2.38	25d	1	0.92mi

Property features AI

Finance

• Financial info: List price: $539,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family plan (Marin)Active new construction plan
• Construction: New construction (Plan: Marin)
• Exterior features: Located on SW 192nd Avenue & NW, Homestead

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open floor plan (plan name: Marin)Plan is a new construction model

Listing history 50 events

1. 2026-11-08
   days on market $467,990 Active 159 DOM
2. 2026-11-07
   days on market $467,990 Active 158 DOM
3. 2026-11-07
   days on market $467,990 Active 157 DOM
4. 2026-11-05
   days on market $467,990 Active 156 DOM
5. 2026-11-04
   days on market $467,990 Active 155 DOM
6. 2026-11-01
   days on market $467,990 Active 152 DOM
7. 2026-10-31
   days on market $467,990 Active 151 DOM
8. 2026-10-30
   days on market $467,990 Active 150 DOM
9. 2026-10-29
   days on market $467,990 Active 149 DOM
10. 2026-10-27
    days on market $467,990 Active 147 DOM
11. 2026-10-26
    days on market $467,990 Active 146 DOM
12. 2026-10-26
    days on market $467,990 Active 145 DOM
13. 2026-10-24
    days on market $467,990 Active 144 DOM
14. 2026-10-23
    days on market $467,990 Active 143 DOM
15. 2026-10-22
    days on market $467,990 Active 142 DOM
16. 2026-10-21
    pricedays on market $467,990 Active 141 DOM
17. 2026-10-20
    days on market $477,990 Active 140 DOM
18. 2026-10-19
    days on market $477,990 Active 139 DOM
19. 2026-10-18
    days on market $477,990 Active 138 DOM
20. 2026-10-17
    days on market $477,990 Active 137 DOM
21. 2026-10-16
    days on market $477,990 Active 136 DOM
22. 2026-10-15
    days on market $477,990 Active 135 DOM
23. 2026-10-14
    days on market $477,990 Active 134 DOM
24. 2026-10-13
    price $477,990 Active 133 DOM
25. 2026-10-13
    days on market $487,990 Active 133 DOM
26. 2026-10-12
    days on market $487,990 Active 132 DOM
27. 2026-10-11
    days on market $487,990 Active 131 DOM
28. 2026-10-10
    days on market $487,990 Active 130 DOM
29. 2026-10-09
    days on market $487,990 Active 129 DOM
30. 2026-10-09
    pricedays on market $487,990 Active 128 DOM
31. 2026-10-06
    days on market $497,990 Active 126 DOM
32. 2026-10-05
    days on market $497,990 Active 125 DOM
33. 2026-10-04
    days on market $497,990 Active 124 DOM
34. 2026-10-04
    days on market $497,990 Active 123 DOM
35. 2026-10-03
    days on market $497,990 Active 122 DOM
36. 2026-09-30
    days on market $497,990 Active 120 DOM
37. 2026-09-29
    days on market $497,990 Active 119 DOM
38. 2026-09-28
    days on market $497,990 Active 118 DOM
39. 2026-09-27
    pricedays on market $497,990 Active 117 DOM
40. 2026-09-22
    days on market $514,990 Active 112 DOM
41. 2026-09-20
    days on market $514,990 Active 110 DOM
42. 2026-09-18
    days on market $514,990 Active 108 DOM
43. 2026-09-17
    days on market $514,990 Active 107 DOM
44. 2026-09-16
    days on market $514,990 Active 106 DOM
45. 2026-09-15
    days on market $514,990 Active 105 DOM
46. 2026-09-13
    days on market $514,990 Active 103 DOM
47. 2026-09-12
    days on market $514,990 Active 102 DOM
48. 2026-09-11
    days on market $514,990 Active 101 DOM
49. 2026-09-06
    days on market $514,990 Active 95 DOM
50. 2026-09-04
    days on market $514,990 Active 94 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,139
• − Mortgage interest: −$27,551
• − Property taxes: −$7,378
• − Insurance: −$2,459
• − Repairs & maintenance: −$3,611
• − Management: −$3,611
• − Depreciation: −$14,308
• Taxable loss: −$13,780
• Est. tax savings @ 24.0%: +$3,307
• After-tax cash flow: $-1,822/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.

Condition & rehab AI · 14 photos

Excellent 95/100 None rehab

This two-story twin home is in excellent condition with modern amenities and a well-maintained exterior. It offers a spacious open-concept design and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern appliances can make the home more appealing to buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants. ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary West Homestead K-8 Center F FL #2,057/2,144 Nat'l #31,434/41,679 Middle Homestead Middle School F FL #532/571 Nat'l #10,795/14,009 High South Dade Senior High School F FL #470/667 Nat'l #11,797/17,239

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

B Composite livability gradescore 78/100

Livability — Homestead

• Score: 78/100
• State rank: #158
• US rank: #2408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 3,126,439 people
• City population: 191,470
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,678
• Household income: $46,202
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 26% Black 13% White 9% Native American 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4% Cuban 19% Dominican 2%
• Languages at home: 26% English-only · Spanish 67% French/Haitian/Cajun 3% Other Indo-European 1%

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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: ▼ -237.89%
• Current HPI: 463.2221
• Rent YoY: —
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price: $539,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family plan (Marin)Active new construction plan
• Construction: New construction (Plan: Marin)
• Exterior features: Located on SW 192nd Avenue & NW, Homestead

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open floor plan (plan name: Marin)Plan is a new construction model