2608 SE 25th Rd · Homestead, FL 33035

$368,993

4 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 27 Days on market

Built 2026 Est $714k · 48% under · waterfront

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +10.8/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• Rent growth +1.7/5.0

Listing remarks

The first floor of this two-story townhome is occupied by the family room, dining room and kitchen arranged in a convenient and contemporary open-concept layout, while a living room provides additional relaxing and entertaining space. All three bedrooms are located on the second floor.

Key facts

• Kitchen
• Living room
• Family room

Tags

• OPEN-CONCEPT LAYOUT
• FAMILY ROOM
• DINING ROOM
• KITCHEN
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (20.8% below list).
• Recommended offer: $292k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Gateway Environmental K-8 Learning Center (math 23% / reading 34%, grade F, #1,943 of 2,144 statewide, top 91%, 1,355 students, 74% FRL); Homestead Middle School (math 23% / reading 25%, grade F, #532 of 571 statewide, top 94%, 666 students, 81% FRL); Homestead Senior High School (math 24% / reading 23%, grade F, #533 of 667 statewide, top 80%, 2,020 students, 74% 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: Rents falling (-3.2%/yr); 466 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,924/mo this rent would consume 51% of the median local household income ($68k/yr) (locally 687% 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 $11k 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 27 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.

Recommended offer $292,424 (20.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.79% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $713,513
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 SE 18th Ct	0.58mi	4/2.5	2,141 (+7%)	7mo	$525,000	$245	54
1510 SE 22nd Ln	0.92mi	3/2.5 (-1)	1,919 (-4%)	2mo	$470,000	$245	49
1524 SE 7th Ln	1.42mi	4/3.0	2,085 (+4%)	7mo	$574,000	$275	48
696 SE 17th Ave	1.45mi	4/3.0	2,085 (+4%)	16mo	$599,000	$287	41
2460 SE 1st St	1.47mi	4/3.0	2,178 (+9%)	8mo	$575,000	$264	40
1542 SE 16th Ave	0.98mi	4/3.0	1,968 (-2%)	24mo	$520,000	$264	38
2450 SE 1st St	1.47mi	4/3.0	2,228 (+11%)	18mo	$675,999	$303	28
2625 SE 4th Pl	1.24mi	3/2.0 (-1)	1,750 (-13%)	16mo	$457,500	$261	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.23×
• Total profit: $-79,207
• Equity at exit: $55,018

10-year hold

• IRR: -27.4%
• Equity multiple: -0.12×
• Total profit: $-116,052
• Equity at exit: $31,904

Cash invested: $103,318 (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 33035

• Home prices YoY: -1.4%
• Rents YoY: -3.2%
• Active inventory: 466
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,924 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$392 /mo · $4,700/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-170

Break-even live

Break-even rent $3,140

Max offer price $338,909

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-66	+0% $-170	+5% $-275	+10% $-379
Rent	-10% $-401	-5% $-286	+0% $-170	+5% $-55	+10% $61
Rate	-1.0pp $16	-0.5pp $-76	base $-170	+0.5pp $-266	+1.0pp $-363

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: $92,248
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2584 SE 25th Ct Homestead, FL	3.0	2.5	2190	$2,999	$1.37	26d	1	0.02mi
2591 SE 25th Ter Homestead, FL	4.0	2.5	1820	$3,300	$1.81	24d	1	0.07mi
2725 SE 26th Rd Unit 2725 Homestead, FL	3.0	2.5	1414	$2,500	$1.77	26d	1	0.08mi
2481 SE 25th Ave Homestead, FL	5.0	3.0	2781	$4,300	$1.55	24d	1	0.08mi
2671 SE 24th Dr Homestead, FL	3.0	2.5	2161	$3,480	$1.61	26d	1	0.12mi
2713 SE 26th Rd Homestead, FL	3.0	2.5	1749	$2,500	$1.43	26d	1	0.16mi
2739 SE 25th Ave Unit 2739 Homestead, FL	3.0	2.5	1695	$2,850	$1.68	26d	1	0.17mi
2739 SE 25th Ave Homestead, FL	3.0	2.5	1695	$2,850	$1.68	13d	1	0.17mi
2792 SE 26th Ave Homestead, FL	3.0	2.5	1545	$2,450	$1.59	24d	1	0.22mi
2792 SE 26th Ave Homestead, FL	3.0	2.5	1545	$2,449	$1.59	6d	1	0.22mi
2627 SE 28th St Homestead, FL	3.0	2.5	1489	$2,750	$1.85	26d	1	0.22mi
2797 SE 25th Ave Homestead, FL	3.0	2.5	1443	$2,550	$1.77	26d	1	0.23mi
2232 SE 26th Ln Unit 2232-1 Homestead, FL	3.0	2.5	1519	$2,100	$1.38	24d	1	0.24mi
2320 SE 23rd Rd #2320 Homestead, FL	3.0	2.5	1452	$2,250	$1.55	26d	1	0.27mi
2320 SE 23rd Rd #2320 Homestead, FL	3.0	2.5	1452	$2,250	$1.55	9d	1	0.27mi
2659 SE 28th Dr Homestead, FL	3.0	2.5	1612	$2,450	$1.52	26d	1	0.29mi
2373 SE 23rd Dr #2373 Homestead, FL	3.0	2.5	1458	$2,150	$1.47	3d	1	0.30mi
2373 SE 23rd Dr #2373 Homestead, FL	3.0	2.5	1458	$2,300	$1.58	26d	1	0.30mi
2209 SE 24th Pl #2209 Homestead, FL	4.0	2.5	1846	$2,700	$1.46	24d	1	0.30mi
2867 SE 25th Ter Homestead, FL	3.0	2.5	1697	$2,650	$1.56	26d	1	0.30mi
2729 SE 25th Ave Homestead, FL	4.0	2.5	1828	$3,200	$1.75	26d	1	0.30mi
2205 SE 23rd Rd Homestead, FL	3.0	2.5	1452	$2,600	$1.79	26d	1	0.31mi
2882 SE 26th Ter Homestead, FL	3.0	2.5	1483	$2,450	$1.65	26d	1	0.32mi
2882 SE 26th Ter Homestead, FL	3.0	2.5	1483	$2,450	$1.65	9d	1	0.32mi
2885 SE 25th Ave Homestead, FL	3.0	2.5	1612	$3,250	$2.02	16d	1	0.32mi
2889 SE 25th Ave Unit 2889 Homestead, FL	3.0	2.5	1562	$2,499	$1.60	26d	1	0.32mi
2628 SE 28th Dr Homestead, FL	3.0	2.5	1612	$2,590	$1.61	26d	1	0.32mi
2628 SE 28th Dr Homestead, FL	3.0	2.5	1612	$2,590	$1.61	6d	1	0.32mi
2899 SE 25th Ter Homestead, FL	3.0	2.5	1695	$2,900	$1.71	24d	1	0.33mi
2899 SE 25th Ter Homestead, FL	3.0	2.5	1695	$2,900	$1.71	9d	1	0.33mi
2628 SE 19th St Unit 2628 Homestead, FL	3.0	2.5	1545	$2,400	$1.55	3d	1	0.34mi
2628 SE 19th St Unit 2628 Homestead, FL	3.0	2.5	1545	$2,400	$1.55	17d	1	0.34mi
2632 SE 19th St Unit 2632 Homestead, FL	3.0	2.5	1612	$2,500	$1.55	26d	1	0.35mi
2640 SE 19th St Homestead, FL	3.0	2.5	1545	$2,350	$1.52	26d	1	0.35mi
2640 SE 19th St #2640 Homestead, FL	3.0	2.5	1545	$2,360	$1.53	26d	1	0.35mi
2562 SE 29th St Homestead, FL	3.0	2.5	1612	$2,600	$1.61	20d	1	0.36mi
2562 SE 29th St Homestead, FL	3.0	2.5	1612	$2,600	$1.61	9d	1	0.36mi
2960 SE 23rd Ave Unit 2960 Homestead, FL	3.0	2.0	2319	$3,300	$1.42	26d	1	0.36mi
2668 SE 19th St Homestead, FL	3.0	2.5	1612	$2,550	$1.58	24d	1	0.37mi
2310 SE 28th Dr Homestead, FL	4.0	3.0	2319	$3,950	$1.70	9d	1	0.37mi

Listing history 1 events

1. 2025-07-17
   soldstatus $7,274,600

ⓘ 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: $4,700 · $392/mo
• Projected year-2 tax: $4,700 · $392/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,091
• − Mortgage interest: −$20,669
• − Property taxes: −$4,700
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − Depreciation: −$10,734
• Taxable loss: −$8,472
• Est. tax savings @ 24.0%: +$2,033
• After-tax cash flow: $-10/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 — 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

• Census place: Homestead, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 191,470
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 17,202
• Household income: $68,354
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 687.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 35% Black 18% White 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 13% Cuban 25% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 6% Lithuanian 3% Estonian 1%
• Foreign-born: 33% · Canada, Dominican Republic, Jamaica
• Languages at home: 32% English-only · Spanish 60% French/Haitian/Cajun 7% 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: ▼ -5.24%
• Current HPI: 369.3031
• Rent YoY: ▼ -3.20%
• 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

1 event — show timeline

• 2025-07-17 Sold (Public Records) $7,274,600 Public Records