None · Glenvar Heights, FL 33143

$175,000

1 bd · 1.0 ba · 671 sqft · Condo public records · 71 Days on market

Built 1967 $483/mo HOA · 24% of rent

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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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 1/1 in centrally located Dadeland Park - walking distance to Downtown Dadeland and Metrorail. Unit may be purchased furnished. Seller will be paying remaining balance of special assessment.

Key facts

• Updated bathroom
• $483 HOA
• Garage

Tags

• AIR CONDITIONING SYSTEM
• UPDATED BATHROOM

Property features AI

Finance

• Other: Association pool
• Financial info: Lease considered; Pets allowed (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, laundry, parking, pool(s), and water; Association amenities: elevator(s), pool

Exterior

• Parking: Assigned parking (1 space); 1 covered space; 1-car garage
• Utilities: Association-managed water
• Home design: Attached property; 3-story building; Faces west; Entry located on level 2; Resale
• Construction: Block construction
• Exterior features: Balcony; Open patio

Interior

• Kitchen: Dishwasher; Electric range; Freezer; Refrigerator
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Elevator; Living/Dining room; Central vacuum; Unfurnished
• Laundry & utility: Association laundry included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $157k (10.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#137 in FL, #2,054 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living 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 fast (+4.9%/yr); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 71 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,595 (10.5% 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 71 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.37×
• Total profit: $-30,701
• Equity at exit: $26,093

10-year hold

• IRR: -4.7%
• Equity multiple: 0.65×
• Total profit: $-17,025
• Equity at exit: $15,131

Cash invested: $49,000 (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 33143

• Rents YoY: 4.9%
• Active inventory: 265
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$918
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$73
• HOA: −$483
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-104

Break-even live

Break-even rent $2,137

Max offer price $156,595

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 SW 82nd St Miami, FL	1.0	1.0	616	$1,850	$3.00	3d	3	0.02mi
7505 SW 82nd St Miami, FL	1.0	1.0	615	$1,874	$3.05	4d	2	0.02mi
7505 SW 82nd St #212 Miami, FL	1.0	1.0	671	$1,950	$2.91	14d	1	0.02mi
7560 SW 82nd St Unit G112 Miami, FL	2.0	2.0	750	$2,350	$3.13	24d	1	0.07mi
7580 SW 82nd St Unit 216 Miami, FL	1.0	1.0	700	$1,900	$2.71	11d	1	0.09mi
7570 SW 82nd St Unit F110 Miami, FL	2.0	1.0	730	$2,100	$2.88	10d	1	0.11mi
7570 SW 82nd St Unit F110 Miami, FL	2.0	1.0	730	$2,100	$2.88	24d	1	0.11mi
7410 SW 82nd St Unit K103 Miami, FL	1.0	1.0	620	$1,580	$2.55	24d	1	0.12mi
7500 SW 82nd St Miami, FL	2.0	1.0	730	$2,100	$2.88	3d	2	0.12mi
7701 Camino Real Unit 416A Miami, FL	1.0	1.0	712	$2,000	$2.81	8d	1	0.13mi
7703 Camino Real Unit 413A Miami, FL	1.0	1.0	712	$1,900	$2.67	24d	1	0.14mi
7703 Camino Real Unit A405 Miami, FL	1.0	1.0	712	$1,850	$2.60	12d	1	0.14mi
7401 SW 82nd St Unit 207S South Miami, FL	1.0	1.0	654	$1,900	$2.91	21d	1	0.14mi
7401 SW 82nd St Unit 207S South Miami, FL	1.0	1.0	654	$1,800	$2.75	8d	1	0.14mi
7403 SW 82nd St Unit 201N Miami, FL	1.0	1.0	654	$1,800	$2.75	14d	1	0.14mi
7722 Camino Real Unit E415 Miami, FL	1.0	1.0	712	$1,880	$2.64	3d	1	0.17mi
7360 SW 82nd St Unit E202 Miami, FL	1.0	1.0	635	$1,875	$2.95	18d	1	0.18mi
7360 SW 82nd St Unit E202 Miami, FL	1.0	1.0	635	$1,875	$2.95	5d	1	0.18mi
7424 SW 82nd St Unit D216 Miami, FL	2.0	1.0	730	$2,000	$2.74	8d	1	0.18mi
7424 SW 82nd St Unit D216 Miami, FL	2.0	1.0	730	$2,000	$2.74	13d	1	0.18mi
7732 Camino Real Unit F404 Miami, FL	1.0	1.0	712	$2,000	$2.81	18d	1	0.19mi
7732 Camino Real Unit F404 Miami, FL	1.0	1.0	712	$2,000	$2.81	15d	1	0.19mi
8101 Camino Real Unit C115 Miami, FL	1.0	1.0	712	$1,900	$2.67	24d	1	0.22mi
7300 SW 82nd St Unit A101 Miami, FL	2.0	2.0	750	$2,250	$3.00	22d	1	0.24mi
7800 Camino Real Unit H213 Miami, FL	1.0	1.0	712	$1,900	$2.67	11d	1	0.25mi
7800 Camino Real Unit H205 Miami, FL	1.0	1.0	712	$1,850	$2.60	8d	1	0.25mi
7350 SW 82nd St Unit C125 Miami, FL	1.0	1.0	700	$1,875	$2.68	24d	1	0.25mi
7324 SW 82nd St Miami, FL	2.0	1.0	730	$2,150	$2.95	8d	2	0.26mi
7324 SW 82nd St Miami, FL	2.0	1.0	730	$2,050	$2.81	24d	2	0.26mi
7308 SW 82nd St Unit A216 Miami, FL	2.0	1.0	730	$2,100	$2.88	24d	1	0.27mi
7747 SW 86th St Unit D408 Miami, FL	1.0	1.0	715	$1,950	$2.73	15d	1	0.29mi
7775 SW 86th St Unit F1-105 Miami, FL	1.0	1.0	715	$1,850	$2.59	14d	1	0.29mi
8250 SW 72nd Ct Miami, FL	2.0	1.0–2.0	797	$2,790	$3.50	1d	16	0.31mi
7860 Camino Real Unit L410 Miami, FL	1.0	1.0	712	$1,750	$2.46	3d	1	0.32mi
7860 Camino Real Unit L410 Miami, FL	1.0	1.0	712	$1,850	$2.60	22d	1	0.32mi
7765 SW 86th St Unit F2-208 Miami, FL	1.0	1.0	715	$1,850	$2.59	24d	1	0.35mi
7713 SW 88th St Unit A312 Kendall, FL	1.0	1.0	648	$1,762	$2.72	3d	1	0.36mi
7713 SW 88th St Unit A312 Kendall, FL	1.0	1.0	648	$1,762	$2.72	24d	1	0.36mi
8150 SW 72nd Ave Miami, FL	1.0–3.0	1.0–3.5	1474	$2,666	$1.81	3d	30	0.38mi
8390 SW 72nd Ave Miami, FL	1.0–2.0	1.0–2.0	978	$2,350	$2.40	8d	2	0.39mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• ⚠ Special-assessment mentions:

  …to Downtown Dadeland and Metrorail. Unit may be purchased furnished. Seller will be paying remaining balance of special assessment.

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-04-02
   price $175,000
3. 2026-03-04
   listed $189,900 Active
4. 2012-12-10
   soldstatus $75,000
5. 2012-11-30
   soldstatus $75,000 197-char remark

   Show marketing remark (197 chars)

   Updated 1/1 in centrally located Dadeland Park - walking distance to Downtown Dadeland and Metrorail. Unit may be purchased furnished. Seller will be paying remaining balance of special assessment.

6. 1998-05-11
   soldstatus $48,500

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $24,056
• − Mortgage interest: −$9,803
• − Property taxes: −$2,571
• − Insurance: −$875
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$5,796
• − Depreciation: −$5,091
• Taxable loss: −$3,928
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $-307/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 — Glenvar Heights

• Score: 79/100
• State rank: #137
• US rank: #2054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenvar Heights, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,711
• Household income: $83,008
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1760.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 39% White 27% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 27% Dominican 2% Salvadoran 2%
• Common ancestry: Lithuanian 2% Romanian 2% Estonian 2%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 58% Other Indo-European 3% 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: ▼ -793.78%
• Current HPI: 490.5935
• Rent YoY: ▲ 4.93%
• 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

+260.8% since first listed

6 events — show timeline

• 2026-05-15 Pending — MARMLS
• 2026-04-02 Price Changed $175,000 MARMLS
• 2026-03-04 Listed $189,900 MARMLS
• 2012-12-10 Sold (Public Records) $75,000 Public Records
• 2012-11-30 Sold (MLS) $75,000 MARMLS
• 1998-05-11 Sold (Public Records) $48,500 Public Records

Property tax history

+18.2%/yr

Latest (2025): $2,571 · +5.5% YoY. Source: county tax records.