18614 SW 100th Ave #18614 · Cutler Bay, FL 33157

$335,876

3 bd · 3.0 ba · 1,280 sqft · Condo public records · 35 Days on market

Built 1999 $200/mo HOA · 6% of rent ↓ 8% since listing

---

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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Original owners are offering this spacious 3-bedroom, 3-bathroom two-story condo, ready for its next chapter. This unit presents a fantastic opportunity for buyers looking to customize and update to their own taste, featuring an original kitchen and bathrooms. The property is in need of cosmetic updates, including paint and flooring, making it ideal for investors or homeowners seeking value and potential. Conveniently located near US 1, shopping malls, restaurants, and houses of worship. Enjoy easy access to Black Point Marina, Homestead-Miami Speedway, and Peterson's Harley-Davidson South. Motivated sellers are ready for a quick sale—don’t miss this opportunity to make it your

Key facts

• Original bathrooms
• Cosmetic updates
• Original kitchen

Tags

• ORIGINAL KITCHEN
• ORIGINAL BATHROOMS
• COSMETIC UPDATES
• CONVENIENTLY LOCATED NEAR US 1

Property features AI

Finance

• Financial info: Pets allowed conditionally with possible restrictions
• HOA & community: Monthly association fee of $200 covering common areas

Exterior

• Parking: Two or more parking spaces
• Home design: 2-story residence; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Fixer condition; Has property attached

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central electric cooling (air conditioning)
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $336k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (0.6% below list).
• Recommended offer: $326k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.8% in Cutler Bay — 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 80/100 on livability (#119 in FL, #1,831 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: cost of living 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 (-0.8%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $3,338/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $10k 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 35 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.4

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-37,380
• Equity at exit: $50,080

10-year hold

• IRR: -6.9%
• Equity multiple: 0.62×
• Total profit: $-35,851
• Equity at exit: $29,040

Cash invested: $94,045 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,338 high
• Mortgage (P&I): −$1,761
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$140
• HOA: −$200
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $421

Break-even live

Break-even rent $2,805

Max offer price $335,876

Occupancy floor 82%

Sensitivity live

Price	-10% $612	-5% $517	+0% $421	+5% $326	+10% $231
Rent	-10% $158	-5% $290	+0% $421	+5% $553	+10% $685
Rate	-1.0pp $591	-0.5pp $507	base $421	+0.5pp $334	+1.0pp $246

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: $83,969
• Closing costs: $10,076
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18706 SW 100th Ave Unit 1044543P Cutler Bay, FL	2.0	2.5	1097	$3,573	$3.26	3d	1	0.00mi
18706 SW 100th Ave #18706 Cutler Bay, FL	2.0	2.5	1100	$4,200	$3.82	24d	1	0.01mi
18674 SW 100th Ave #18674 Cutler Bay, FL	3.0	3.0	1280	$2,850	$2.23	24d	1	0.03mi
18767 SW 100th Ave Cutler Bay, FL	3.0	2.0	1200	$3,100	$2.58	24d	1	0.08mi
18772 SW 100th Ave #18772 Cutler Bay, FL	2.0	2.5	1100	$2,075	$1.89	14d	1	0.10mi
18772 SW 100th Ave #18772 Cutler Bay, FL	2.0	2.5	1100	$2,000	$1.82	8d	1	0.10mi
18774 SW 100th Ave #18774 Cutler Bay, FL	3.0	3.0	1280	$2,800	$2.19	11d	1	0.10mi
18625 SW 100th Ave Cutler Bay, FL	3.0	2.0	1290	$3,100	$2.40	24d	1	0.12mi
18606 SW 100th Ave #18606 Cutler Bay, FL	2.0	2.5	1100	$4,400	$4.00	24d	1	0.14mi
18606 SW 100th Ave Unit 1044570P Cutler Bay, FL	2.0	2.5	1097	$3,840	$3.50	5d	1	0.14mi
18641 Belview Dr Cutler Bay, FL	4.0	2.0	1704	$5,500	$3.23	12d	1	0.19mi
18641 Belview Dr Cutler Bay, FL	4.0	2.0	1704	$5,500	$3.23	24d	1	0.19mi
18412 Homestead Ave Miami, FL	1.0–3.0	1.0–2.0	859	$3,299	$3.84	24d	1	0.32mi
18330 SW 102nd Pl Miami, FL	3.0	2.0	1227	$2,900	$2.36	11d	1	0.39mi
18330 SW 102nd Pl Miami, FL	3.0	2.0	1227	$2,600	$2.12	2d	1	0.39mi
18600 SW 97th Ave Cutler Bay, FL	3.0	2.0	1668	$3,600	$2.16	24d	1	0.43mi
18301 S Dixie Hwy Miami, FL	3.0	1.0–2.0	885	$3,616	$4.09	3d	24	0.44mi
9760 SW 184th St Cutler Bay, FL	2.0	1.0	885	$1,900	$2.15	24d	3	0.45mi
19311 Sterling Dr Cutler Bay, FL	4.0	3.0	1411	$4,200	$2.98	8d	1	0.46mi
19311 Sterling Dr Cutler Bay, FL	3.0	2.0	1411	$3,600	$2.55	22d	1	0.46mi
19356 SW 103rd Ct Cutler Bay, FL	4.0	2.0	1215	$2,790	$2.30	5d	1	0.49mi
19356 SW 103rd Ct Unit 19356 Cutler Bay, FL	4.0	2.0	1215	$2,790	$2.30	5d	1	0.49mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	24d	1	0.50mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	5d	1	0.50mi
18275 SW 98th Ave Unit 708 Palmetto Bay, FL	2.0	2.0	1631	$3,295	$2.02	24d	1	0.50mi
19372 SW 103rd Ct Unit B Cutler Bay, FL	3.0	1.5	1215	$2,400	$1.98	24d	1	0.51mi
19372 SW 103rd Ct Unit B Cutler Bay, FL	3.0	1.5	1215	$2,350	$1.93	5d	1	0.51mi
9827 SW 194th St Cutler Bay, FL	3.0	2.0	1331	$4,500	$3.38	15d	1	0.52mi
9827 SW 194th St Unit 9827 Cutler Bay, FL	3.0	2.0	1331	$4,500	$3.38	17d	1	0.52mi
18155 SW 98th Ave Palmetto Bay, FL	2.0–4.0	2.5–3.5	1865	$3,880	$2.08	17d	10	0.55mi
9934 SW 195th St Unit 9934 Cutler Bay, FL	3.0	2.0	1534	$3,900	$2.54	15d	1	0.57mi
9934 SW 195th St Unit 9934 Cutler Bay, FL	3.0	2.0	1534	$3,900	$2.54	24d	1	0.57mi
9934 SW 195th St Unit 9934 Cutler Bay, FL	3.0	2.0	1534	$3,900	$2.54	3d	1	0.57mi
10601 SW 184th St Unit 10603 Cutler Bay, FL	3.0	1.0	1325	$2,200	$1.66	24d	1	0.63mi
10091 Kumquat St Miami, FL	3.0	2.0	1875	$2,950	$1.57	24d	1	0.66mi
18322 SW 94th Ct Palmetto Bay, FL	3.0	2.0	1505	$3,600	$2.39	11d	1	0.67mi
18322 SW 94th Ct Palmetto Bay, FL	3.0	2.0	1505	$3,600	$2.39	8d	1	0.67mi
18962 SW 94th Ave Cutler Bay, FL	4.0	2.0	1875	$5,500	$2.93	22d	1	0.69mi
9437 SW 183rd Ter Palmetto Bay, FL	3.0	2.0	1505	$3,399	$2.26	8d	1	0.70mi
9437 SW 183rd Ter Palmetto Bay, FL	3.0	2.0	1505	$3,499	$2.32	24d	1	0.70mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-09
   status $335,876 Pending 35 DOM
2. 2026-06-08
   pricestatus $335,876 Active 35 DOM
3. 2026-05-15
   price $309,876
4. 2026-05-12
   status Active
5. 2026-04-22
   status Pending
6. 2026-04-09
   price $325,876
7. 2026-03-31
   listed $335,876 Active

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $2,788 · $232/mo
• Expected delta: +$1,415/yr (+$118/mo · 103.1%)

ⓘ 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 8 d/yr ≥105°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: $40,059
• − Mortgage interest: −$18,814
• − Property taxes: −$1,373
• − Insurance: −$1,679
• − Repairs & maintenance: −$3,205
• − Management: −$3,205
• − HOA: −$2,400
• − Depreciation: −$9,771
• Taxable loss: −$388
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $5,151/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 — Cutler Bay

• Score: 80/100
• State rank: #119
• US rank: #1831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutler Bay, 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

-7.7% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $309,876 MARMLS
• 2026-05-12 Relisted — MARMLS
• 2026-04-22 Pending — MARMLS
• 2026-04-09 Price Changed $325,876 MARMLS
• 2026-03-31 Listed $335,876 MARMLS

Property tax history

+2.1%/yr

Latest (2025): $1,373 · +1.4% YoY. Source: county tax records.