El Campito Residences Plan · Princeton, FL 33032

$555,000

6 bd · 5.0 ba · 2,032 sqft · MultiFamily · 16 Days on market

Excellent condition $50/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to El Campito Residences, a modern new construction community by E & E Development designed for today's lifestyle. This exclusive community features contemporary duplex-style residences with thoughtfully designed floor plans, modern architecture, and high-end finishes throughout. Each home is built to combine comfort, functionality, and style, offering spacious living areas, open-concept kitchens, impact windows and doors, elegant porcelain flooring, and private outdoor spaces. Located in the growing Miami-Dade area, El Campito Residences offers convenient access to major highways, schools, shopping centers, dining, and entertainment while maintaining a residential neighborhood

Key facts

• High-end finishes
• Parking
• Listed 15 days

Tags

• MODERN NEW CONSTRUCTION
• HIGH-END FINISHES
• SPACIOUS LIVING AREAS
• OPEN-CONCEPT KITCHENS
• IMPACT WINDOWS AND DOORS
• ELEGANT PORCELAIN FLOORING

Property features AI

Finance

• Other: List price available (active listing)
• HOA & community: Association fee $50 (frequency not specified)

Exterior

• Parking: 1 parking space
• Utilities: Electric service; Central air
• Home design: New construction plan; Located in Miami, FL (SW address prefix)
• Construction: Living area approximately 2032; Built as part of the El Campito Residences plan
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Plan inventory: El Campito Residences

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $555k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive. Per door: $361/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $555k).
• Recommended offer: $547k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.1% in Princeton — 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 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); 589 active listings in the ZIP; 9 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 $5,832/mo this rent would consume 95% 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 $17k 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 16 days — a 2% lower offer ($547k) is reasonable based on typical stale-listing flexibility.

Recommended offer $546,675 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.9

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-60,935
• Equity at exit: $82,752

10-year hold

• IRR: -7.0%
• Equity multiple: 0.62×
• Total profit: $-59,434
• Equity at exit: $47,986

Cash invested: $155,400 (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: 589
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $5,832 high
• Mortgage (P&I): −$2,910
• Tax est. 1.5%: −$694 /mo · $8,325/yr
• Insurance: −$231
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,225
• Net cashflow: $722

Break-even live

Break-even rent $4,918

Max offer price $555,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,105	-5% $914	+0% $722	+5% $530	+10% $338
Rent	-10% $261	-5% $491	+0% $722	+5% $952	+10% $1,183
Rate	-1.0pp $1,001	-0.5pp $863	base $722	+0.5pp $578	+1.0pp $432

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$5,832
Total (2 units)			$5,832

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: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10856 SW 247th St Homestead, FL	5.0	3.0	2501	$4,300	$1.72	23d	1	0.49mi
25232 SW 117th Pl Homestead, FL	5.0	3.0	2500	$4,999	$2.00	25d	1	0.96mi
11903 SW 241st St Unit 11903 Princeton, FL	5.0	3.0	2640	$4,500	$1.70	18d	1	1.17mi
11876 SW 248th Ter Homestead, FL	5.0	4.0	2897	$4,500	$1.55	8d	1	1.18mi
11876 SW 248th Ter Homestead, FL	5.0	4.0	2897	$4,500	$1.55	25d	1	1.18mi
11719 SW 241st St Homestead, FL	5.0	3.0	2495	$4,600	$1.84	25d	1	1.25mi
11719 SW 241st St Homestead, FL	5.0	3.0	2495	$4,600	$1.84	8d	1	1.25mi
24851 SW 121st Pl Unit 24851 Homestead, FL	5.0	3.5	2696	$4,000	$1.48	11d	1	1.37mi
24242 SW 119th Pl Homestead, FL	5.0	3.0	2640	$4,600	$1.74	19d	1	1.46mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 11 events

1. 2026-06-18
   days on market $555,000 Active 16 DOM
2. 2026-06-17
   days on market $555,000 Active 15 DOM
3. 2026-06-16
   days on market $555,000 Active 14 DOM
4. 2026-06-15
   days on market $555,000 Active 13 DOM
5. 2026-06-13
   days on market $555,000 Active 11 DOM
6. 2026-06-09
   days on market $555,000 Active 7 DOM
7. 2026-06-08
   days on market $555,000 Active 6 DOM
8. 2026-06-08
   days on market $555,000 Active 5 DOM
9. 2026-06-04
   days on market $555,000 Active 2 DOM
10. 2026-06-02
    remarks 695-char remark
11. 2026-06-02
    listed $555,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $69,984
• − Mortgage interest: −$31,089
• − Property taxes: −$8,325
• − Insurance: −$2,775
• − Repairs & maintenance: −$5,599
• − Management: −$5,599
• − HOA: −$600
• − Depreciation: −$16,145
• Taxable loss: −$148
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $8,697/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 · 4 photos

Excellent 100/100 None rehab

This modern new construction home in El Campito Residences is move-in ready with excellent condition and high-end finishes. It offers spacious living areas, open-concept kitchens, and private outdoor spaces, making it ideal for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Smart home integration — Improves convenience and adds modern appeal.
• Both Smart lighting system — Enhances energy efficiency and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Smart home integration — Improves convenience and adds modern appeal. ↑
• Both Smart lighting system — Enhances energy efficiency and adds modern appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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