12078 SW 249th St · Princeton, FL 33032

$5,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 10 Days on market

Built 1998 5,663 sqft lot

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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 +4.2/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 22, 2026 at 9:00 AM EST. Explore this charming 4-bedroom, 2.5-bath residence set in a peaceful and well-located Homestead community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single family residence; One-level home
• Construction: Construction materials: See remarks; Other roof
• Exterior features: Front porch; Fenced pool

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🔨 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 $606,060 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/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 69/100 on livability (#468 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, health & safety B+; Watch: schools 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 (-1.0%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,238/mo this rent would consume 53% of the median local household income ($73k/yr) (locally 3351% 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 $18k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 181.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.53% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.53%
• DSCR: 0.49
• GRM: 15.6

CMA / ARV

• ARV (on-the-fly): $606,060
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25285 SW 119th Ave	0.22mi	4/2.0	1,834 (+1%)	23mo	$550,000	$300	69
11429 SW 253rd St	0.56mi	3/2.5 (-1)	1,740 (-4%)	10mo	$405,000	$233	51
25833 SW 122nd Pl	0.62mi	4/3.0	1,620 (-11%)	9mo	$680,000	$420	41
24950 SW 127th Ct	0.74mi	4/2.0	1,590 (-13%)	12mo	$530,000	$333	35
11353 SW 246th St	0.67mi	4/2.0	1,641 (-10%)	23mo	$604,000	$368	33

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: -47.7%
• Equity multiple: -0.40×
• Total profit: $-238,400
• Equity at exit: $90,366

10-year hold

• IRR: —
• Equity multiple: -1.43×
• Total profit: $-411,703
• Equity at exit: $52,401

Cash invested: $169,697 (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 33032

• Home prices YoY: -29.8%
• Rents YoY: -1.0%
• Active inventory: 590
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,238 high
• Mortgage (P&I): −$3,178
• Tax est. 1.5%: −$758 /mo · $9,091/yr
• Insurance: −$253
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-2,057

Break-even live

Break-even rent $5,842

Max offer price $308,402

Occupancy floor —

Sensitivity live

Price	-10% $-1,638	-5% $-1,848	+0% $-2,057	+5% $-2,266	+10% $-2,476
Rent	-10% $-2,313	-5% $-2,185	+0% $-2,057	+5% $-1,929	+10% $-1,801
Rate	-1.0pp $-1,752	-0.5pp $-1,903	base $-2,057	+0.5pp $-2,214	+1.0pp $-2,374

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: $151,515
• Closing costs: $18,182
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11934 SW 247th Ter Homestead, FL	3.0	2.5	1695	$2,790	$1.65	25d	1	0.10mi
11962 SW 247th Ter Unit 11962 Homestead, FL	4.0	2.5	1820	$2,900	$1.59	25d	1	0.11mi
11962 SW 247th Ter Unit 11962 Homestead, FL	4.0	2.5	1820	$2,900	$1.59	0d	1	0.11mi
11934 SW 247th Ter Unit 11934 Princeton, FL	3.0	2.5	1695	$2,700	$1.59	25d	1	0.12mi
11904 SW 247th Ter Homestead, FL	3.0	2.5	1695	$2,875	$1.70	25d	1	0.12mi
11925 SW 247th Ter Unit 11925 Princeton, FL	4.0	2.5	1828	$3,200	$1.75	9d	1	0.16mi
11925 SW 247th Ter Unit 11925 Princeton, FL	4.0	2.5	1828	$3,200	$1.75	12d	1	0.16mi
11867 SW 247th Ter Homestead, FL	3.0	2.5	1483	$2,700	$1.82	25d	1	0.17mi
25021 SW 118th Ct Homestead, FL	3.0	2.0	1961	$4,000	$2.04	23d	1	0.19mi
11804 SW 247th Ter Unit 11804 Princeton, FL	3.0	3.0	1328	$2,590	$1.95	3d	1	0.19mi
11804 SW 247th Ter Unit 11804 Princeton, FL	3.0	3.0	1328	$2,650	$2.00	19d	1	0.19mi
11816 SW 247th Ter Homestead, FL	3.0	2.5	1483	$2,680	$1.81	25d	1	0.19mi
12835 SW 246 Ter Homestead, FL	1.0–3.0	1.0–2.5	964	$2,900	$3.01	4d	101	0.20mi
25006 SW 118th Ave Homestead, FL	4.0	3.0	2500	$4,000	$1.60	9d	1	0.20mi
25061 SW 118th Ct Homestead, FL	4.0	2.5	2280	$4,200	$1.84	9d	1	0.21mi
25061 SW 118th Ct Homestead, FL	4.0	2.5	2280	$4,300	$1.89	22d	1	0.21mi
24600 SW 119th Pl Princeton, FL	3.0	2.5	1697	$3,200	$1.89	0d	1	0.21mi
24600 SW 119th Pl Princeton, FL	3.0	2.5	1697	$3,200	$1.89	18d	1	0.21mi
11811 SW 247th Ter Unit 11811 Princeton, FL	3.0	2.5	1612	$2,650	$1.64	6d	1	0.21mi
24600 SW 119th Pl Homestead, FL	3.0	2.5	1697	$3,200	$1.89	16d	1	0.21mi
11910 SW 245 Ter Unit 11910 Princeton, FL	3.0	2.5	1697	$2,900	$1.71	9d	1	0.23mi
11910 SW 245 Ter Unit 11910 Princeton, FL	3.0	2.5	1697	$2,900	$1.71	12d	1	0.23mi
11851 SW 246th Ter Homestead, FL	3.0	2.5	1483	$3,150	$2.12	6d	1	0.23mi
11851 SW 246th Ter Homestead, FL	3.0	2.5	1483	$2,900	$1.96	23d	1	0.23mi
11787 SW 247th Ter Homestead, FL	3.0	2.5	1483	$2,700	$1.82	25d	1	0.24mi
11961 SW 245th Ter Homestead, FL	3.0	2.5	1827	$2,750	$1.51	25d	1	0.24mi
11772 SW 247th Ter Unit 11772 Homestead, FL	3.0	3.0	1328	$2,500	$1.88	19d	1	0.24mi
11817 SW 246th Ter Homestead, FL	3.0	2.5	1600	$2,650	$1.66	23d	1	0.25mi
11815 SW 246th Ter Homestead, FL	3.0	2.5	1660	$2,750	$1.66	23d	1	0.26mi
11972 SW 244th Ln Homestead, FL	3.0	3.0	1695	$3,000	$1.77	25d	1	0.26mi
11814 SW 245 Ter Unit 11814 Princeton, FL	3.0	2.5	1393	$2,750	$1.97	25d	1	0.27mi
11972 SW 244 Ln #0 Princeton, FL	3.0	2.5	1695	$2,900	$1.71	25d	1	0.27mi
11767 SW 246th Ter Homestead, FL	3.0	2.5	1393	$2,600	$1.87	21d	1	0.30mi
25232 SW 117th Pl Homestead, FL	5.0	3.0	2500	$4,999	$2.00	25d	1	0.31mi
11781 SW 245 Ter Unit 11781 Homestead, FL	3.0	2.5	1483	$2,680	$1.81	25d	1	0.32mi
24400 SW 119th Pl Homestead, FL	4.0	2.5	2205	$4,400	$2.00	25d	1	0.33mi
11719 SW 246th Ter Homestead, FL	3.0	3.0	1328	$2,700	$2.03	25d	1	0.33mi
24804 SW 116th Ave Homestead, FL	3.0	2.5	1524	$2,600	$1.71	5d	1	0.34mi
11737 SW 245 Ter Unit 0 Princeton, FL	3.0	2.5	1545	$2,499	$1.62	25d	1	0.35mi
24443 SW 118th Ave Homestead, FL	4.0	2.5	2262	$3,400	$1.50	25d	1	0.35mi

Listing history 7 events

1. 2026-06-21
   days on market $5,000 Active 10 DOM
2. 2026-06-18
   days on market $5,000 Active 7 DOM
3. 2026-06-17
   days on market $5,000 Active 6 DOM
4. 2026-06-16
   days on market $5,000 Active 5 DOM
5. 2026-06-15
   days on market $5,000 Active 4 DOM
6. 2026-06-13
   remarks 298-char remark
7. 2026-06-13
   listed $5,000 Active 2 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 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 32 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: $38,853
• − Mortgage interest: −$33,949
• − Property taxes: −$9,091
• − Insurance: −$8,149
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − Depreciation: −$17,631
• Taxable loss: −$36,183
• Est. tax savings @ 24.0%: +$8,684
• After-tax cash flow: $-16,001/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 — Princeton

• Score: 69/100
• State rank: #468
• US rank: #8462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 62,021
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,132
• Household income: $73,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 3351.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 35% Black 20% White 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 31% Dominican 5%
• Common ancestry: Hispanic 3%
• Foreign-born: 45% · Canada, Jamaica, Dominican Republic
• Languages at home: 33% English-only · Spanish 64% French/Haitian/Cajun 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: ▼ -176.52%
• Current HPI: 415.9508
• Rent YoY: ▼ -0.99%
• 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

-95.2% since first listed

4 events — show timeline

• 2026-06-11 Listed $5,000 HAOR as distributed by MLS GRID
• 2020-02-05 Listing Removed — MARMLS
• 2019-10-07 Listed $316,000 MARMLS
• 1998-04-01 Sold (Public Records) $105,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,952 · +2.7% YoY. Source: county tax records.