28133 SW 142nd Ct · Leisure City, FL 33033

$195,000

1 bd · 1.0 ba · 920 sqft · Townhouse public records · 376 Days on market

Built 1978 $60/mo HOA · 3% of rent

---

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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Bank Owned property being sold "As Is". All offers must be presented with Pre-Approval Ltrs. Cash Offers with Proof of Funds. Seller to select the closing agent and hold escrow. Spacious unit located in Seapines. Low maintenance Fees. For Special Financing and Incentives Chase ask borrowers to contact Chase L. O. -View Showing Instructions for additional info. Agents -All showings must be through Show Assist.

Key facts

• $60 HOA
• Parking
• Built 1978

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: Quarterly association fee of $180 covering common areas

Exterior

• Parking: Assigned parking
• Utilities: Has electricity; Has cooling
• Home design: Single-story home; Entry on level 1
• Construction: Resale property
• Exterior features: Attached property

Interior

• Bedrooms: Bedroom located on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $22 ($263/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (6.0% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#639 in FL) — a middle-class / working-renter tenant base. Strengths: commute A, cost of living A-, housing B+; Watch: amenities F, employment F, health & safety 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.
• Zoned schools: Mandarin Lakes K-8 Academy (math 18% / reading 22%, grade F, #2,098 of 2,144 statewide, top 98%, 781 students, 80% FRL); Redland Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 601 students, 71% 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 23% at this address vs 50% district-wide (-26 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 soft (-2.9%/yr); 619 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).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 376 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $195k implies a 851% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.94% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 8.9

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-35,499
• Equity at exit: $29,075

10-year hold

• IRR: -20.1%
• Equity multiple: 0.09×
• Total profit: $-49,571
• Equity at exit: $16,860

Cash invested: $54,600 (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 33033

• Home prices YoY: -28.2%
• Rents YoY: -2.9%
• Active inventory: 619
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$263 /mo · $3,153/yr
• Insurance: −$81
• HOA: −$60
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $22

Break-even live

Break-even rent $1,806

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $77	+0% $22	+5% $-33	+10% $-88
Rent	-10% $-123	-5% $-50	+0% $22	+5% $94	+10% $167
Rate	-1.0pp $120	-0.5pp $72	base $22	+0.5pp $-29	+1.0pp $-80

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28147 SW 142nd Ct Homestead, FL	2.0	1.5	920	$1,950	$2.12	26d	1	0.03mi
28055 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	26d	1	0.16mi
28214 SW 143rd Ct Homestead, FL	2.0	1.5	920	$1,800	$1.96	16d	1	0.20mi
14155 SW 288th St Homestead, FL	1.0–3.0	1.0–2.0	829	$1,710	$2.06	0d	22	0.26mi
14570 SW 280th St Homestead, FL	1.0–3.0	1.0–2.0	948	$1,428	$1.51	26d	1	0.39mi
28150 SW 147th Ave Homestead, FL	1.0	1.0	661	$676	$1.02	15d	1	0.51mi
28050 SW 147th Ave Homestead, FL	2.0	2.0	914	$1,750	$1.91	26d	9	0.52mi
13628 SW 287th Ln Homestead, FL	2.0	2.0	1011	$2,250	$2.23	19d	1	0.65mi
13720 SW 272nd St Homestead, FL	1.0–3.0	1.0–2.0	988	$1,749	$1.77	0d	52	0.77mi
14830 Naranja Lakes Blvd Unit A3C Homestead, FL	2.0	1.5	1075	$1,700	$1.58	26d	1	0.78mi
14830 Naranja Lakes Blvd Unit A2N Homestead, FL	2.0	1.5	1075	$1,650	$1.53	26d	1	0.78mi
14820 Naranja Lakes Blvd Unit D2J Homestead, FL	2.0	1.5	1075	$1,600	$1.49	16d	1	0.78mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	1.5	1075	$1,650	$1.53	13d	1	0.78mi
14820 Naranja Lakes Blvd Unit D3B Homestead, FL	2.0	1.5	1075	$1,600	$1.49	26d	1	0.78mi
14820 Naranja Lakes Blvd Unit D2L Homestead, FL	2.0	2.0	1075	$1,650	$1.53	9d	1	0.78mi
14840 Naranja Lakes Blvd Unit C2P Homestead, FL	2.0	1.5	1075	$2,100	$1.95	6d	1	0.79mi
14840 Naranja Lakes Blvd Unit C3E Homestead, FL	2.0	1.5	1075	$1,950	$1.81	26d	1	0.79mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,695	$1.58	26d	1	0.79mi
14840 Naranja Lakes Blvd Unit C4C Homestead, FL	2.0	2.0	1075	$1,600	$1.49	26d	1	0.79mi
14840 Naranja Lakes Blvd Unit C3C Homestead, FL	2.0	1.5	1075	$1,575	$1.47	26d	1	0.79mi
14840 Naranja Lakes Blvd Unit C4R Homestead, FL	2.0	1.5	1075	$1,595	$1.48	4d	1	0.79mi
14981 SW 283rd St Homestead, FL	1.0–2.0	1.0–2.0	843	$1,931	$2.29	0d	17	0.83mi
14850 Naranja Lakes Blvd Unit B3M Homestead, FL	2.0	1.5	1075	$1,600	$1.49	26d	1	0.83mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,995	$1.86	26d	1	0.83mi
14850 Naranja Lakes Blvd Unit B2G Homestead, FL	2.0	1.5	1075	$1,895	$1.76	9d	1	0.83mi
14850 Naranja Lakes Blvd Unit B3D Homestead, FL	2.0	1.5	1075	$1,995	$1.86	9d	1	0.83mi
27077 S Dixie Hwy Homestead, FL	1.0–2.0	1.0–2.0	823	$1,999	$2.43	0d	11	0.92mi
26711 SW 145th Avenue Rd Homestead, FL	2.0	1.0	800	$2,400	$3.00	16d	1	0.99mi
26620 SW 138th Ct Unit B Homestead, FL	1.0	1.0	987	$2,000	$2.03	4d	1	1.04mi
13651 SW 268th St Unit 8 Homestead, FL	1.0	1.0	600	$1,350	$2.25	26d	1	1.09mi
26510 SW 138th Ave Unit A Naranja, FL	2.0	1.0	966	$1,600	$1.66	26d	1	1.14mi
26510 SW 138th Ave Unit A Naranja, FL	2.0	1.0	966	$1,575	$1.63	9d	1	1.14mi
28152 SW 153rd Ave Unit 28152 Homestead, FL	2.0	1.0	880	$1,995	$2.27	26d	1	1.15mi
13451 SW 268th St Homestead, FL	2.0	1.0	700	$2,100	$3.00	26d	1	1.15mi
13451 SW 268th St Unit A Naranja, FL	2.0	1.0	700	$2,100	$3.00	12d	1	1.15mi
26511 SW 146th Ct Homestead, FL	2.0	1.0–2.0	835	$1,850	$2.22	7d	3	1.16mi
2261 NE 42nd Cir Homestead, FL	2.0	2.0	1040	$2,200	$2.12	26d	1	1.17mi
14770 SW 264th St Homestead, FL	2.0–4.0	2.0	1166	$1,808	$1.55	26d	1	1.27mi
14530 SW 261st St Unit 1 Princeton, FL	1.0	1.0	700	$1,900	$2.71	26d	1	1.28mi
14530 SW 261st St Unit 1 Princeton, FL	1.0	1.0	700	$1,900	$2.71	9d	1	1.28mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 21 events

1. 2026-06-22
   days on market $195,000 Active 376 DOM
2. 2026-06-18
   days on market $195,000 Active 373 DOM
3. 2026-06-17
   days on market $195,000 Active 372 DOM
4. 2026-06-16
   days on market $195,000 Active 371 DOM
5. 2026-06-15
   days on market $195,000 Active 370 DOM
6. 2026-06-13
   days on market $195,000 Active 368 DOM
7. 2026-06-09
   days on market $195,000 Active 364 DOM
8. 2026-06-08
   days on market $195,000 Active 363 DOM
9. 2026-06-08
   days on market $195,000 Active 362 DOM
10. 2026-06-04
    days on market $195,000 Active 359 DOM
11. 2026-06-03
    days on market $195,000 Active 358 DOM
12. 2026-06-02
    days on market $195,000 Active 357 DOM
13. 2026-06-01
    days on market $195,000 Active 356 DOM
14. 2026-05-31
    days on market $195,000 Active 355 DOM
15. 2025-06-10
    listed $195,000 Active
16. 2010-06-28
    soldstatus $20,500 434-char remark

    Show marketing remark (434 chars)

    This is a Bank Owned property being sold "As Is". All offers must be presented with Pre-Approval Ltrs. Cash Offers with Proof of Funds. Seller to select the closing agent and hold escrow. Spacious unit located in Seapines. Low maintenance Fees. For Special Financing and Incentives Chase ask borrowers to contact Chase L. O. -View Showing Instructions for additional info. Agents -All showings must be through Show Assist.

17. 2006-12-30
    soldstatus $135,000
18. 2004-12-28
    soldstatus $76,000
19. 1986-09-01
    soldstatus $30,000
20. 1981-02-01
    soldstatus $36,500
21. 1978-07-01
    soldstatus $19,500

ⓘ 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: $3,153 · $263/mo
• Projected year-2 tax: $3,153 · $263/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 X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,004
• − Mortgage interest: −$10,923
• − Property taxes: −$3,153
• − Insurance: −$975
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − HOA: −$720
• − Depreciation: −$5,673
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $974/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 — Leisure City

• Score: 65/100
• State rank: #639
• US rank: #12574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure City, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 71,458
• Household income: $69,635
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 3426.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 28% Black 18% White 9%
• Hispanic origin (detail): Mexican 13% Puerto Rican 6% Cuban 28% Dominican 3%
• Common ancestry: Hispanic 3% Lithuanian 2% Russian 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 32% English-only · Spanish 63% French/Haitian/Cajun 4% 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: ▼ -179.13%
• Current HPI: 456.2679
• Rent YoY: ▼ -2.93%
• 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

+900.0% since first listed

7 events — show timeline

• 2025-06-10 Listed $195,000 MARMLS
• 2010-06-28 Sold (MLS) $20,500 MARMLS
• 2006-12-30 Sold (Public Records) $135,000 Public Records
• 2004-12-28 Sold (Public Records) $76,000 Public Records
• 1986-09-01 Sold (Public Records) $30,000 Public Records
• 1981-02-01 Sold (Public Records) $36,500 Public Records
• 1978-07-01 Sold (Public Records) $19,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,153 · +5.4% YoY. Source: county tax records.