35250 SW 177th Ct 67 · Florida City, FL 33034

$144,000

2 bd · 2.0 ba · 710 sqft · Condo public records · 611 Days on market

Built 1993 $174/mo HOA · 8% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Priced to sell! Home is neat, clean, and move-in ready. It features a cozy split floor plan with a large outdoor patio and has been well-maintained. There are 2 parking spaces along with a spacious yard. You will own the land, have a low HOA fee, and there are financing options currently available. Do not miss out on this opportunity to own your own home. Please call the agent!

Key facts

• Large patio
• Well maintained
• 4,500 sq ft lot

Tags

• LARGE PATIO
• WELL MAINTAINED

Property features AI

Finance

• Other: Lot is less than a quarter acre
• Financial info: Annual tax amount listed
• HOA & community: Monthly association fee of $174 covering common area maintenance, insurance, and recreation facilities; Community clubhouse

Exterior

• Parking: Driveway; Detached garage
• Security: Storm/security shutters
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Manufactured home; Faces west
• Construction: Aluminum roof; Manufactured construction; Manufacturer: Weston (model: Weston); Year built: unknown
• Exterior features: Awning(s); Patio; Storm/security shutters; Community pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling; Ceiling fans
• Interior features: First-floor entry; Living/dining room; Tub with shower
• Laundry & utility: Laundry room; Utility room; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.2% in Florida City — 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 65/100 on livability (#654 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, 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 (-2.9%/yr); 615 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,098/mo this rent would consume 53% of the median local household income ($47k/yr) (locally 1516% 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 $996 of loan paydown is wiped out by about $4k 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 611 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $144k implies a 700% gain — meaningful room to come down on a strong offer.

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 8→35/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 611 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.46% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 5.7

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,021
• Equity at exit: $21,471

10-year hold

• IRR: 6.6%
• Equity multiple: 1.42×
• Total profit: $16,810
• Equity at exit: $12,450

Cash invested: $40,320 (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 33034

• Home prices YoY: -5.9%
• Rents YoY: -2.9%
• Active inventory: 615
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$60
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$174
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $477

Break-even live

Break-even rent $1,495

Max offer price $144,000

Occupancy floor 72%

Sensitivity live

Price	-10% $558	-5% $517	+0% $477	+5% $436	+10% $395
Rent	-10% $311	-5% $394	+0% $477	+5% $560	+10% $642
Rate	-1.0pp $549	-0.5pp $513	base $477	+0.5pp $439	+1.0pp $401

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35250 SW 177th Ct Florida City, FL	2.0–3.0	1.5–2.0	780	$2,000	$2.56	15d	2	0.22mi
343 NW 12th Ave Unit B Florida City, FL	1.0	1.0	700	$800	$1.14	25d	1	1.36mi
877 NW 10th St Florida City, FL	2.0	1.0	650	$1,900	$2.92	19d	1	1.45mi
877 NW 10th St Florida City, FL	2.0	1.0	650	$1,900	$2.92	18d	1	1.45mi

HOA detail condo

• Monthly dues: $174 · $2,088/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $144,000 Active 611 DOM
2. 2026-06-17
   days on market $144,000 Active 610 DOM
3. 2026-06-16
   days on market $144,000 Active 609 DOM
4. 2026-06-15
   days on market $144,000 Active 608 DOM
5. 2026-06-13
   pricedays on market $144,000 Active 606 DOM
6. 2026-06-09
   days on market $149,000 Active 602 DOM
7. 2026-06-08
   days on market $149,000 Active 601 DOM
8. 2026-06-08
   days on market $149,000 Active 600 DOM
9. 2026-06-04
   days on market $149,000 Active 597 DOM
10. 2026-06-03
    days on market $149,000 Active 596 DOM
11. 2026-06-02
    days on market $149,000 Active 595 DOM
12. 2026-06-01
    days on market $149,000 Active 594 DOM
13. 2026-05-31
    days on market $149,000 Active 593 DOM
14. 2026-04-22
    price $149,000
15. 2026-03-24
    price $159,000
16. 2026-03-03
    price $165,000
17. 2025-11-23
    price $169,000
18. 2025-10-07
    price $179,000
19. 2025-07-25
    price $186,000
20. 2025-02-15
    status Active
21. 2025-01-12
    historical Active Under Contract
22. 2024-10-14
    listed $189,000 Active
23. 2014-02-17
    status Pending
24. 2014-01-31
    price $32,800
25. 2013-12-19
    price $34,900
26. 2013-11-25
    listed $39,900 Active
27. 2011-12-09
    listed $34,000
28. 1983-03-01
    soldstatus $18,000
29. 1978-03-01
    soldstatus $20,200

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$720/yr (+$60/mo · 151.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥108°F today · 35 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: $25,176
• − Mortgage interest: −$8,066
• − Property taxes: −$475
• − Insurance: −$2,544
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$2,088
• − Depreciation: −$4,189
• Taxable income: $3,785
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $4,811/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 — Florida City

• Score: 65/100
• State rank: #654
• US rank: #13036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 23,823
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,823
• Household income: $47,170
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 1516.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Black 28% Two or more races 24% White 8%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 4%
• Foreign-born: 34% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 56% French/Haitian/Cajun 5%

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: ▼ -32.64%
• Current HPI: 521.6856
• Rent YoY: ▼ -2.85%
• 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

+637.6% since first listed

16 events — show timeline

• 2026-04-22 Price Changed $149,000 MARMLS
• 2026-03-24 Price Changed $159,000 MARMLS
• 2026-03-03 Price Changed $165,000 MARMLS
• 2025-11-23 Price Changed $169,000 MARMLS
• 2025-10-07 Price Changed $179,000 MARMLS
• 2025-07-25 Price Changed $186,000 MARMLS
• 2025-02-15 Relisted — MARMLS
• 2025-01-12 Contingent — MARMLS
• 2024-10-14 Listed $189,000 MARMLS
• 2014-02-17 Pending — MARMLS
• 2014-01-31 Price Changed $32,800 MARMLS
• 2013-12-19 Price Changed $34,900 MARMLS
• 2013-11-25 Listed $39,900 MARMLS
• 2011-12-09 Listed $34,000 MARMLS
• 1983-03-01 Sold (Public Records) $18,000 Public Records
• 1978-03-01 Sold (Public Records) $20,200 Public Records

Property tax history

+21.8%/yr

Latest (2025): $475 · +2.3% YoY. Source: county tax records.