19701 SW 114th Ave #266 · South Miami Heights, FL 33157

$129,000

2 bd · 2.0 ba · 800 sqft · Condo public records · 57 Days on market

Built 1974 $483/mo HOA · 24% 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Community on Caribbean Blvd, near to US1 and Express Busway to Homestead. Tile throughout, modern style kitchen cabinets, 1 assigned parking and plenty guest, laundry room in each wing floor. The community is under structural upgrade, the roof and pool, parking stripping already done. Now is working is new elevators, concrete beams, balcony, railing and painting is the last job. Special Assessment in place $436, HOA $483. Currently rented long terms tenants.

Key facts

• $483 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association-managed pool (community/association); Entry level listed as 2
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee (listed; fee covers management, amenities, insurance, laundry, grounds maintenance, roof, sewer, trash, water); Association amenities include clubhouse, laundry facilities, pool, and elevators

Exterior

• Parking: One assigned parking space
• Security: Complex fenced; Key card entry
• Utilities: Has cooling (central air)
• Home design: 3 stories; Attached property; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.6% in South Miami Heights — 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 (#169 in FL, #2,539 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: employment D+, 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); 379 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 57 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $21k; list at $129k implies a 503% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.56% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 5.3

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: -16.8%
• Equity multiple: 0.43×
• Total profit: $-20,541
• Equity at exit: $19,234

10-year hold

• IRR: -22.1%
• Equity multiple: 0.13×
• Total profit: $-31,498
• Equity at exit: $11,154

Cash invested: $36,120 (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: 379
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$676
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$483
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $92

Break-even live

Break-even rent $1,896

Max offer price $129,000

Occupancy floor 90%

Sensitivity live

Price	-10% $165	-5% $128	+0% $92	+5% $55	+10% $19
Rent	-10% $-67	-5% $12	+0% $92	+5% $171	+10% $251
Rate	-1.0pp $157	-0.5pp $125	base $92	+0.5pp $59	+1.0pp $25

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19729 SW 114th Ave #150 Miami, FL	2.0	2.0	800	$1,980	$2.48	23d	1	0.05mi
19751 SW 114th Ave Unit 347 Miami, FL	2.0	2.0	800	$1,875	$2.34	25d	1	0.05mi
19729 SW 114th Ave #250 Miami, FL	2.0	2.0	800	$1,675	$2.09	12d	1	0.05mi
19751 SW 114th Ave #349 Miami, FL	2.0	2.0	800	$1,790	$2.24	6d	1	0.05mi
19751 SW 114th Ave Miami, FL	2.0	2.0	800	$1,812	$2.27	19d	2	0.05mi
19715 SW 114th Ave #352 Miami, FL	2.0	2.0	800	$1,700	$2.12	25d	1	0.05mi
19771 SW 114th Ave #328 Miami, FL	2.0	2.0	800	$1,900	$2.38	19d	1	0.05mi
19729 SW 114th Ave #150 Miami, FL	2.0	2.0	800	$1,980	$2.48	8d	1	0.05mi
19791 SW 114th Ave Miami, FL	2.0	2.0	800	$1,700	$2.12	8d	2	0.05mi
19841 SW 114th Ave #310 Miami, FL	2.0	2.0	800	$1,750	$2.19	25d	1	0.05mi
11307 SW 200th St Unit 106B Miami, FL	2.0	2.0	840	$1,900	$2.26	21d	1	0.09mi
11309 SW 200th St Unit 103C Miami, FL	2.0	2.0	840	$2,100	$2.50	25d	1	0.09mi
11301 SW 200th St Unit 108A Miami, FL	1.0	1.5	703	$1,449	$2.06	23d	1	0.12mi
11301 SW 200th St Unit 104A Miami, FL	1.0	1.5	703	$1,600	$2.28	11d	1	0.12mi
19800 SW 110th Ct Cutler Bay, FL	1.0	1.0	625	$1,572	$2.52	4d	1	0.28mi
20221 SW 112th Ct Unit 2 Miami, FL	1.0	1.0	607	$1,300	$2.14	5d	1	0.34mi
20221 SW 112th Ct Unit 2 Miami, FL	1.0	1.0	607	$1,300	$2.14	25d	1	0.34mi
11040 SW 196th St #412 Cutler Bay, FL	2.0	2.0	809	$2,200	$2.72	16d	1	0.44mi
11040 SW 196th St Cutler Bay, FL	2.0	2.0	809	$2,070	$2.56	6d	2	0.44mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,862	$2.16	21d	3	0.45mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,950	$2.26	6d	2	0.45mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,950	$2.26	25d	2	0.45mi
11050 SW 196th St #103 Cutler Bay, FL	2.0	2.0	809	$1,950	$2.41	23d	1	0.45mi
19800 SW 103rd Ct #201 Cutler Bay, FL	2.0	2.0	921	$2,250	$2.44	3d	1	0.77mi
20225 SW 106th Ave Cutler Bay, FL	3.0	1.0	968	$2,650	$2.74	21d	1	0.87mi
19701 SW 103rd Ct Unit 19701 Cutler Bay, FL	3.0	1.0	1044	$2,600	$2.49	25d	1	0.88mi
11750 SW 186th St Miami, FL	3.0	1.0	864	$2,400	$2.78	21d	1	0.92mi
12235 SW 202nd St Unit 12235 Miami, FL	3.0	1.0	1125	$2,750	$2.44	25d	1	0.97mi
11930 SW 187th St Unit 1 Miami, FL	1.0	1.0	580	$1,400	$2.41	25d	1	0.99mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	5d	1	1.00mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	4d	1	1.00mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	25d	1	1.00mi
11840 SW 212th St Unit 11840 Miami, FL	2.0	1.0	1104	$1,700	$1.54	25d	1	1.03mi
11920 SW 212th St Unit 11920 Miami, FL	2.0	1.0	1100	$2,200	$2.00	8d	1	1.09mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	5d	1	1.10mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	25d	1	1.10mi
11611 SW 215th St Unit 11611 Miami, FL	2.0	1.0	756	$2,000	$2.65	25d	1	1.10mi
18305 SW 110th Ave Unit 18305 (Bldg 1) -109 Miami, FL	2.0	2.0	986	$2,430	$2.46	25d	1	1.14mi
10363 SW 207th Ter #10363 Cutler Bay, FL	3.0	1.0	1015	$2,400	$2.36	25d	1	1.19mi
10469 SW 216th St Unit 1 Miami, FL	1.0	1.0	600	$1,350	$2.25	5d	1	1.43mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Likely covers: poolparking
• ⚠ Special-assessment mentions:

  …already done. Now is working is new elevators, concrete beams, balcony, railing and painting is the last job. Special Assessment in place $436, HOA $483. Currently rented long terms tenants.

Listing history 22 events

1. 2026-06-21
   days on market $129,000 Active 57 DOM
2. 2026-06-18
   days on market $129,000 Active 54 DOM
3. 2026-06-17
   days on market $129,000 Active 53 DOM
4. 2026-06-16
   days on market $129,000 Active 52 DOM
5. 2026-06-15
   days on market $129,000 Active 51 DOM
6. 2026-06-13
   days on market $129,000 Active 49 DOM
7. 2026-06-10
   price $129,000 Active 45 DOM
8. 2026-06-09
   days on market $133,000 Active 45 DOM
9. 2026-06-08
   days on market $133,000 Active 44 DOM
10. 2026-06-07
    days on market $133,000 Active 43 DOM
11. 2026-06-04
    days on market $133,000 Active 40 DOM
12. 2026-06-03
    days on market $133,000 Active 39 DOM
13. 2026-06-02
    days on market $133,000 Active 38 DOM
14. 2026-06-01
    days on market $133,000 Active 37 DOM
15. 2026-05-31
    days on market $133,000 Active 36 DOM
16. 2026-04-24
    listed $133,000 Active
17. 2025-02-06
    historical
18. 2025-02-05
    status Active
19. 2025-02-04
    status Active
20. 2025-01-23
    historical Active Under Contract
21. 2024-12-09
    listed $155,000 Active
22. 1977-11-01
    soldstatus $21,400

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 5/10 Major FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $24,145
• − Mortgage interest: −$7,226
• − Property taxes: −$1,588
• − Insurance: −$2,470
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$5,796
• − Depreciation: −$3,753
• Taxable loss: −$550
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,235/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 — South Miami Heights

• Score: 78/100
• State rank: #169
• US rank: #2539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Miami Heights, FL
• County: Miami-Dade County · 2,697,751 people
• 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

+521.5% since first listed

7 events — show timeline

• 2026-04-24 Listed $133,000 MARMLS
• 2025-02-06 Listing Removed — MARMLS
• 2025-02-05 Relisted — MARMLS
• 2025-02-04 Relisted — MARMLS
• 2025-01-23 Contingent — MARMLS
• 2024-12-09 Listed $155,000 MARMLS
• 1977-11-01 Sold (Public Records) $21,400 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,588 · +3.2% YoY. Source: county tax records.