31375 SW 192nd Ave · Homestead, FL 33030

$476,690

4 bd · 3.0 ba · 2,345 sqft · Townhouse · 126 Days on market

Built 2026 Excellent condition Garage $203/sqft · at area comps Est $492k · at est.

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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).

• Cash flow +9.6/30.0
• ARV discount +8.9/15.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• 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

• Covered terrace
• Formal living room
• Sunny dining room

Tags

• FORMAL LIVING ROOM
• OPEN-CONCEPT LIVING AREA
• SUNNY DINING ROOM
• MODERN KITCHEN
• SPACIOUS FAMILY ROOM
• COVERED TERRACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $477k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (21.2% below list).
• Recommended offer: $376k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 $3,757/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 $14k 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 126 days — a 12% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,686 (21.2% 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 126 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $491,850
• List price: $476,690
• Delta: -3.08%
• 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	0.02mi	4/3.5	2,356 (+0%)	0mo	$491,850	$209	96
31437 SW 192 Ave	0.04mi	4/3.5	2,356 (+0%)	2mo	$508,850	$216	94
32251 SW 204th Ct	1.45mi	4/2.5	2,366 (+1%)	2mo	$770,000	$325	60
2133 NW 14th Pl	1.09mi	4/3.0	2,437 (+4%)	2mo	$880,000	$361	57
30771 SW 193rd Ct	0.43mi	4/2.0	1,799 (-23%)	0mo	$740,000	$411	51
18733 SW 293rd Ter	1.37mi	4/2.0	2,226 (-5%)	2mo	$900,000	$404	50
30602 SW 193rd Ct	0.52mi	4/2.0	1,790 (-24%)	3mo	$721,000	$403	44
19424 SW 336 Ter	1.45mi	4/3.0	1,827 (-22%)	0mo	$544,990	$298	40
18740 SW 294th Ter	1.27mi	4/2.0	2,642 (+13%)	2mo	$695,000	$263	38
19382 SW 293rd St	1.31mi	4/3.0	2,866 (+22%)	3mo	$985,000	$344	37
1650 NW 14th Ter	0.79mi	4/2.0	1,834 (-22%)	3mo	$712,500	$388	34
1571 NW 20th St	0.97mi	3/2.0 (-1)	2,687 (+15%)	1mo	$750,000	$279	31

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-107,565
• Equity at exit: $71,076

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-132,292
• Equity at exit: $41,215

Cash invested: $133,473 (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: 38% of active listings are priced below it
• ARV vs active asking: +3.2% 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: 10.6×

Monthly cashflow live

• Estimated rent: $3,757 high
• Mortgage (P&I): −$2,500
• Tax est. 1.5%: −$596 /mo · $7,150/yr
• Insurance: −$199
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $-478

Break-even live

Break-even rent $4,362

Max offer price $407,462

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-314	+0% $-478	+5% $-643	+10% $-808
Rent	-10% $-775	-5% $-627	+0% $-478	+5% $-330	+10% $-182
Rate	-1.0pp $-238	-0.5pp $-357	base $-478	+0.5pp $-602	+1.0pp $-728

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: $119,172
• Closing costs: $14,301
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18901 SW 316th Ter Homestead, FL	4.0	2.0	1606	$4,100	$2.55	165d	1	0.24mi
18901 SW 316th Ter Homestead, FL	4.0	2.0	1606	$4,100	$2.55	129d	1	0.24mi
31020 SW 193rd Ave Homestead, FL	3.0	2.0	3091	$2,950	$0.95	22d	1	0.32mi
31020 SW 193rd Ave Homestead, FL	3.0	2.0	3091	$2,950	$0.95	10d	1	0.32mi
19084 SW 319th St Unit 19084 Homestead, FL	4.0	2.0	1791	$3,300	$1.84	108d	1	0.33mi
31140 SW 188th Ave Homestead, FL	3.0	2.0	1648	$3,800	$2.31	92d	1	0.35mi
31140 SW 188th Ave Homestead, FL	3.0	2.0	1648	$3,800	$2.31	10d	1	0.35mi
18882 SW 318th Ter Homestead, FL	4.0	3.0	2068	$3,500	$1.69	10d	1	0.36mi
18882 SW 318th Ter Homestead, FL	4.0	3.0	2068	$3,500	$1.69	3d	1	0.36mi
18884 SW 319th St Homestead, FL	4.0	3.0	1895	$2,765	$1.46	49d	1	0.40mi
18884 SW 319th St Homestead, FL	4.0	3.0	2212	$3,041	$1.37	76d	1	0.40mi
75 SW 18th Ave Unit 75 Homestead, FL	3.0	2.0	2079	$5,000	$2.41	165d	1	0.44mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,699	$1.78	151d	1	0.44mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,699	$1.78	10d	1	0.44mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,699	$1.78	38d	1	0.44mi
75 SW 18th Ave Unit 75 Homestead, FL	3.0	2.0	2079	$3,695	$1.78	92d	1	0.44mi
75 SW 18th Ave Homestead, FL	3.0	2.0	2079	$3,695	$1.78	95d	1	0.44mi
101 SW 15th Rd #101 Homestead, FL	4.0	3.0	1618	$2,950	$1.82	165d	1	0.50mi
101 SW 15th Rd #101 Homestead, FL	4.0	3.0	1618	$2,950	$1.82	45d	1	0.50mi
100 SW 15th Ave Homestead, FL	4.0	3.0	1618	$2,300	$1.42	10d	1	0.53mi
100 SW 15th Ave Homestead, FL	4.0	3.0	1618	$2,300	$1.42	40d	1	0.53mi
1489 SW 1st St Homestead, FL	4.0	3.0	1618	$2,250	$1.39	23d	1	0.55mi
1489 SW 1st St Homestead, FL	4.0	3.0	1618	$2,250	$1.39	10d	1	0.55mi
1552 SW 2nd St Homestead, FL	4.0	3.0	1618	$2,400	$1.48	163d	1	0.55mi
32242 SW 194th Ave Unit 1 Homestead, FL	5.0	4.0	2731	$5,400	$1.98	116d	1	0.62mi
32242 SW 194th Ave Homestead, FL	5.0	4.0	2731	$6,850	$2.51	129d	1	0.62mi
32242 SW 194th Ave Homestead, FL	5.0	4.0	2731	$6,850	$2.51	122d	1	0.62mi
213 SW 15th Pl Homestead, FL	3.0	2.0	1606	$2,101	$1.31	134d	1	0.66mi
901 NW 9th St Homestead, FL	4.0	2.0	1641	$4,350	$2.65	153d	1	0.79mi
901 NW 9th Ct Homestead, FL	4.0	2.0	1641	$4,350	$2.65	161d	1	0.81mi
901 NW 9th Ct Homestead, FL	4.0	2.0	1641	$4,300	$2.62	10d	1	0.82mi
901 NW 9th Ct Homestead, FL	4.0	2.0	1641	$4,300	$2.62	128d	1	0.82mi
19866 SW 320th St Homestead, FL	4.0	3.5	2654	$5,300	$2.00	121d	1	0.85mi
30255 SW 197th Ave Homestead, FL	4.0	3.0	2594	$5,700	$2.20	165d	1	0.89mi
1065 NW 15th St Homestead, FL	4.0	2.0	1947	$3,100	$1.59	10d	1	0.92mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$4,800	$2.79	24d	1	1.00mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$5,060	$2.95	3d	1	1.00mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$4,800	$2.79	7d	1	1.00mi
1422 NW 20th St Homestead, FL	4.0	2.0	1718	$4,800	$2.79	10d	1	1.00mi
1631 NW 21st St Homestead, FL	4.0	3.0	2437	$5,500	$2.26	3d	1	1.04mi

Property features AI

Finance

• Financial info: Listing status: ActiveList price available

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family spec home (Marin plan)
• Exterior features: Address: 31375 SW 192nd Ave, Homestead, FL 33030Street direction prefix SW

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home (Marin plan)Living area approximately 2356

Listing history 43 events

1. 2026-10-22
   days on market $476,690 Active 126 DOM
2. 2026-10-21
   pricedays on market $476,690 Active 125 DOM
3. 2026-10-20
   days on market $486,690 Active 124 DOM
4. 2026-10-19
   days on market $486,690 Active 123 DOM
5. 2026-10-18
   days on market $486,690 Active 122 DOM
6. 2026-10-17
   days on market $486,690 Active 121 DOM
7. 2026-10-16
   days on market $486,690 Active 120 DOM
8. 2026-10-15
   price $486,690 Active 119 DOM
9. 2026-10-15
   days on market $496,690 Active 119 DOM
10. 2026-10-14
    days on market $496,690 Active 118 DOM
11. 2026-10-13
    pricedays on market $496,690 Active 117 DOM
12. 2026-07-13
    days on market $525,690 Active 116 DOM
13. 2026-07-13
    days on market $525,690 Active 115 DOM
14. 2026-07-11
    days on market $525,690 Active 114 DOM
15. 2026-07-10
    days on market $525,690 Active 113 DOM
16. 2026-07-09
    days on market $525,690 Active 112 DOM
17. 2026-07-07
    days on market $525,690 Active 110 DOM
18. 2026-07-06
    days on market $525,690 Active 109 DOM
19. 2026-07-06
    days on market $525,690 Active 108 DOM
20. 2026-07-05
    days on market $525,690 Active 107 DOM
21. 2026-07-02
    pricedays on market $525,690 Active 105 DOM
22. 2026-07-01
    days on market $543,690 Active 104 DOM
23. 2026-06-30
    price $543,690 Active 103 DOM
24. 2026-06-30
    days on market $539,990 Active 103 DOM
25. 2026-06-29
    days on market $539,990 Active 102 DOM
26. 2026-06-28
    days on market $539,990 Active 101 DOM
27. 2026-06-27
    pricedays on market $539,990 Active 100 DOM
28. 2026-06-24
    days on market $543,690 Active 99 DOM
29. 2026-06-22
    remarks 475-char remark
30. 2026-06-22
    days on market $543,690 Active 96 DOM
31. 2026-06-18
    days on market $543,690 Active 93 DOM
32. 2026-06-17
    days on market $543,690 Active 92 DOM
33. 2026-06-16
    days on market $543,690 Active 91 DOM
34. 2026-06-15
    days on market $543,690 Active 90 DOM
35. 2026-06-13
    days on market $543,690 Active 88 DOM
36. 2026-06-09
    days on market $543,690 Active 84 DOM
37. 2026-06-08
    days on market $543,690 Active 83 DOM
38. 2026-06-08
    days on market $543,690 Active 82 DOM
39. 2026-06-04
    pricedays on market $543,690 Active 79 DOM
40. 2026-06-03
    days on market $508,350 Active 78 DOM
41. 2026-06-02
    pricedays on market $508,350 Active 77 DOM
42. 2026-06-01
    days on market $493,127 Active 76 DOM
43. 2026-05-31
    pricedays on market $493,127 Active 75 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 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,082
• − Mortgage interest: −$26,702
• − Property taxes: −$7,150
• − Insurance: −$4,208
• − Repairs & maintenance: −$3,607
• − Management: −$3,607
• − Depreciation: −$13,867
• Taxable loss: −$14,059
• Est. tax savings @ 24.0%: +$3,374
• After-tax cash flow: $-2,367/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 · 6 photos

Excellent 100/100 None rehab

This new two-story townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a modern kitchen, spacious living areas, and a well-maintained exterior. Upgrades in paint, landscaping, and smart home features would further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading the kitchen appliances — Modern appliances improve the kitchen's functionality and appeal ↑
• Both Adding smart home features — Enhances convenience and adds value for both resale and rental ↑

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: Listing status: ActiveList price available

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family spec home (Marin plan)
• Exterior features: Address: 31375 SW 192nd Ave, Homestead, FL 33030Street direction prefix SW

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home (Marin plan)Living area approximately 2356