8670 SW 199th St · Cutler Bay, FL 33189

$5,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 1 Days on market

Built 1996

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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).

• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 29, 2026 at 09:00 AM EST. Discover this inviting 3-bedroom, 2-bathroom single-family home, offering a great opportunity in the desirable Cutler Bay area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Garage
• Built 1996

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Residential property
• Exterior features: Lot zoned SR

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $637,176 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

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 rising (+3.2%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,411/mo this rent would consume 59% of the median local household income ($69k/yr) (locally 1503% 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 $4k of loan paydown is wiped out by about $19k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 191.2% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.54% ✗
• Cap rate: 3.08%
• Cash-on-cash: -11.49%
• DSCR: 0.49
• GRM: 15.6

CMA / ARV

• ARV (on-the-fly): $637,176
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19900 SW 87th Ct	0.12mi	3/2.0	1,617 (+6%)	2mo	$635,000	$393	83
19460 SW 87th Ave	0.28mi	3/2.0	1,597 (+4%)	1mo	$500,000	$313	79
8864 SW 196th Ter	0.29mi	3/2.0	1,396 (-9%)	17mo	$605,000	$433	58
19800 SW 87th Ct	0.13mi	3/2.0	1,731 (+13%)	18mo	$722,000	$417	57
20826 SW 85th Ct	0.62mi	3/2.0	1,439 (-6%)	7mo	$493,000	$343	56
19831 Kingston Dr	0.62mi	3/2.0	1,375 (-10%)	22mo	$640,000	$465	36

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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -37.1%
• Equity multiple: -0.18×
• Total profit: $-211,258
• Equity at exit: $95,005

10-year hold

• IRR: -51.7%
• Equity multiple: -0.80×
• Total profit: $-320,751
• Equity at exit: $55,091

Cash invested: $178,409 (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 33189

• Home prices YoY: -24.8%
• Rents YoY: 3.2%
• Active inventory: 152
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,411 high
• Mortgage (P&I): −$3,341
• Tax est. 1.5%: −$796 /mo · $9,558/yr
• Insurance: −$265
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-1,709

Break-even live

Break-even rent $5,574

Max offer price $389,950

Occupancy floor —

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: $159,294
• Closing costs: $19,115
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20075 SW 87th Pl Unit LEFT Cutler Bay, FL	3.0	2.0	1183	$3,700	$3.13	24d	1	0.17mi
19920 Cutler Ct Cutler Bay, FL	4.0	2.5	2031	$4,900	$2.41	24d	1	0.17mi
20077 SW 87th Pl #20077 Cutler Bay, FL	2.0	1.0	1183	$3,400	$2.87	24d	1	0.17mi
8780 SW 200th Ter Cutler Bay, FL	3.0	2.0	1199	$2,950	$2.46	24d	1	0.19mi
20044 SW 87th Pl Cutler Bay, FL	2.0	2.0	2014	$2,200	$1.09	24d	1	0.20mi
20057 SW 88th Ct Cutler Bay, FL	3.0	2.0	1100	$2,400	$2.18	5d	1	0.22mi
20143 SW 89th Ave Unit 2043 Cutler Bay, FL	4.0	2.0	1500	$2,800	$1.87	24d	1	0.32mi
19462 SW 87th Pl Cutler Bay, FL	3.0	2.0	1421	$3,416	$2.40	22d	1	0.34mi
20330 Franjo Rd Unit 1 Cutler Bay, FL	3.0	2.0	2021	$3,200	$1.58	12d	1	0.38mi
20330 Franjo Rd Unit 1 Cutler Bay, FL	3.0	2.0	2021	$3,200	$1.58	5d	1	0.38mi
8803 SW 206th Ln Unit 8803 Cutler Bay, FL	4.0	2.0	2215	$3,950	$1.78	19d	1	0.48mi
19850 Franjo Rd Cutler Bay, FL	4.0	3.5	1319	$4,600	$3.49	24d	1	0.52mi
20758 SW 83rd Ave Cutler Bay, FL	2.0	2.0	1068	$2,500	$2.34	19d	1	0.62mi
8411 SW 208th Ter Cutler Bay, FL	3.0	2.0	1628	$2,900	$1.78	8d	1	0.63mi
20851 SW 88th Ct Cutler Bay, FL	3.0	2.0	1774	$5,800	$3.27	17d	1	0.63mi
20851 SW 88th Ct Cutler Bay, FL	3.0	2.0	1774	$5,800	$3.27	21d	1	0.63mi
20851 SW 88th Ct Cutler Bay, FL	3.0	2.0	1774	$5,800	$3.27	4d	1	0.63mi
20851 SW 88th Ct Cutler Bay, FL	3.0	2.0	1774	$5,800	$3.27	24d	1	0.63mi
20851 SW 88th Ct Cutler Bay, FL	3.0	2.0	1774	$5,800	$3.27	22d	1	0.63mi
20759 SW 83rd Ave Cutler Bay, FL	2.0	1.5	1068	$2,500	$2.34	8d	1	0.64mi
8420 SW 208th Ter Cutler Bay, FL	3.0	2.0	1229	$2,375	$1.93	15d	1	0.65mi
20853 SW 88th Pl Cutler Bay, FL	3.0	2.0	1700	$3,000	$1.76	24d	1	0.65mi
19531 Whispering Pines Rd Cutler Bay, FL	3.0	2.0	1460	$2,695	$1.85	8d	1	0.67mi
9240 Nautilus Dr Cutler Bay, FL	3.0	2.0	1050	$3,500	$3.33	22d	1	0.67mi
9240 Nautilus Dr Cutler Bay, FL	3.0	2.0	1050	$3,500	$3.33	12d	1	0.67mi
20985 SW 84th Ave Cutler Bay, FL	2.0	2.5	1144	$2,675	$2.34	24d	1	0.74mi
20985 SW 84th Ave Cutler Bay, FL	2.0	2.5	1144	$2,675	$2.34	12d	1	0.74mi
8556 SW 210th Ter Cutler Bay, FL	3.0	2.0	1290	$2,800	$2.17	4d	1	0.76mi
19221 SW 92nd Rd Miami, FL	3.0	2.0	1320	$4,200	$3.18	15d	1	0.77mi
20910 SW 81st Pl Cutler Bay, FL	3.0	2.5	1731	$2,800	$1.62	5d	1	0.77mi
21133 SW 85th Ave #308 Cutler Bay, FL	2.0	2.0	1191	$2,300	$1.93	24d	1	0.82mi
8620 SW 212th St #103 Cutler Bay, FL	2.0	2.0	1113	$2,250	$2.02	17d	1	0.83mi
8610 SW 212th St #203 Cutler Bay, FL	2.0	2.0	1113	$2,200	$1.98	19d	1	0.84mi
8560 SW 212th St #306 Cutler Bay, FL	2.0	2.0	1113	$2,150	$1.93	24d	1	0.85mi
8540 SW 212th St Cutler Bay, FL	2.0	2.0	1113	$2,375	$2.13	2d	2	0.86mi
8540 SW 212th St Cutler Bay, FL	2.0	2.0	1113	$2,425	$2.18	8d	2	0.86mi
8540 SW 212th St #303 Cutler Bay, FL	2.0	2.0	1113	$2,450	$2.20	15d	1	0.86mi
8590 SW 212th St #210 Cutler Bay, FL	2.0	2.0	1113	$2,300	$2.07	24d	1	0.90mi
8590 SW 212th St #210 Cutler Bay, FL	2.0	2.0	1113	$2,250	$2.02	8d	1	0.90mi
21041 SW 92nd Ct Cutler Bay, FL	4.0	2.0	1620	$3,400	$2.10	18d	1	0.90mi

Listing history 2 events

1. 2026-06-18
   remarks 310-char remark
2. 2026-06-18
   listed $5,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 31 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: $40,935
• − Mortgage interest: −$35,692
• − Property taxes: −$9,558
• − Insurance: −$3,186
• − Repairs & maintenance: −$3,275
• − Management: −$3,275
• − Depreciation: −$18,536
• Taxable loss: −$32,586
• Est. tax savings @ 24.0%: +$7,821
• After-tax cash flow: $-12,682/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): 26,128
• Household income: $69,420
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1503.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 41% White 15% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 39% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 1% Slovak 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 32% English-only · Spanish 63% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -177.11%
• Current HPI: 538.2189
• Rent YoY: ▲ 3.22%
• 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

-96.7% since first listed

3 events — show timeline

• 2026-06-18 Listed $5,000 NFMLS
• 1992-02-01 Sold (Public Records) $235,000 Public Records
• 1990-07-06 Sold (Public Records) $151,800 Public Records

Property tax history

+9.1%/yr

Latest (2025): $6,998 · +1.1% YoY. Source: county tax records.