19701 SW 114th Ave Unit 269-14 · South Miami Heights, FL 33157

$129,900

2 bd · 2.0 ba · 800 sqft · Condo · 184 Days on market

Built 1974 $483/mo HOA · 24% of rent ↓ 18% since listing

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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 +22.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 2-bathroom condo for sale on the 2nd floor, featuring a private balcony and elevator access. Washer and dryer available in the building, with water included. Conveniently located near schools and restaurants, with easy access to US-1 and major highways. Situated in a secure, gated community. Currently rented to an excellent tenant—great investment opportunity.

Key facts

• Gated community
• Private balcony
• Washer and dryer

Tags

• PRIVATE BALCONY
• ELEVATOR ACCESS
• WASHER AND DRYER
• GATED COMMUNITY
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, elevator(s); HOA covers common areas, insurance, laundry, grounds maintenance, structure maintenance, pool(s), roof, trash, water

Exterior

• Parking: Assigned parking; Guest parking
• Security: Closed-circuit cameras; Complex fenced; Fire alarm; Smoke detectors
• Utilities: Has cooling (central air)
• Home design: Attached property; 3-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Exterior lighting

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Second floor entry; Other interior features
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.6% in South Miami Heights — 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 78/100 on livability (#169 in FL, #2,539 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: employment 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 (-0.8%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $898 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 184 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• 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 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.55% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 5.4

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: -18.6%
• Equity multiple: 0.38×
• Total profit: $-22,665
• Equity at exit: $19,369

10-year hold

• IRR: -27.5%
• Equity multiple: 0.01×
• Total profit: $-35,883
• Equity at exit: $11,231

Cash invested: $36,372 (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 33157

• Rents YoY: -0.8%
• Active inventory: 376
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$483
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $61

Break-even live

Break-even rent $1,940

Max offer price $129,900

Occupancy floor 92%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19841 SW 114th Ave #310 Miami, FL	2.0	2.0	800	$1,750	$2.19	24d	1	0.08mi
19729 SW 114th Ave #150 Miami, FL	2.0	2.0	800	$1,980	$2.48	7d	1	0.08mi
19729 SW 114th Ave #250 Miami, FL	2.0	2.0	800	$1,675	$2.09	11d	1	0.08mi
19751 SW 114th Ave #349 Miami, FL	2.0	2.0	800	$1,790	$2.24	5d	1	0.08mi
19751 SW 114th Ave Miami, FL	2.0	2.0	800	$1,812	$2.27	17d	2	0.08mi
19771 SW 114th Ave #328 Miami, FL	2.0	2.0	800	$1,900	$2.38	17d	1	0.08mi
19791 SW 114th Ave Miami, FL	2.0	2.0	800	$1,700	$2.12	7d	2	0.08mi
19729 SW 114th Ave #150 Miami, FL	2.0	2.0	800	$1,980	$2.48	21d	1	0.08mi
19715 SW 114th Ave #352 Miami, FL	2.0	2.0	800	$1,700	$2.12	24d	1	0.08mi
19751 SW 114th Ave Unit 347 Miami, FL	2.0	2.0	800	$1,875	$2.34	24d	1	0.08mi
11307 SW 200th St Unit 106B Miami, FL	2.0	2.0	840	$1,900	$2.26	20d	1	0.14mi
11309 SW 200th St Unit 103C Miami, FL	2.0	2.0	840	$2,100	$2.50	24d	1	0.15mi
11301 SW 200th St Unit 108A Miami, FL	1.0	1.5	703	$1,449	$2.06	21d	1	0.16mi
11301 SW 200th St Unit 104A Miami, FL	1.0	1.5	703	$1,600	$2.28	10d	1	0.16mi
19800 SW 110th Ct Cutler Bay, FL	1.0	1.0	625	$1,572	$2.52	3d	1	0.34mi
20221 SW 112th Ct Unit 2 Miami, FL	1.0	1.0	607	$1,300	$2.14	24d	1	0.38mi
20221 SW 112th Ct Unit 2 Miami, FL	1.0	1.0	607	$1,300	$2.14	3d	1	0.38mi
11040 SW 196th St #412 Cutler Bay, FL	2.0	2.0	809	$2,200	$2.72	14d	1	0.50mi
11040 SW 196th St Cutler Bay, FL	2.0	2.0	809	$2,070	$2.56	5d	2	0.50mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,862	$2.16	20d	3	0.51mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,950	$2.26	24d	2	0.51mi
11060 SW 196th St Cutler Bay, FL	2.0	2.0	861	$1,950	$2.26	5d	2	0.51mi
11050 SW 196th St #103 Cutler Bay, FL	2.0	2.0	809	$1,950	$2.41	21d	1	0.51mi
19800 SW 103rd Ct #201 Cutler Bay, FL	2.0	2.0	921	$2,250	$2.44	1d	1	0.83mi
11750 SW 186th St Miami, FL	3.0	1.0	864	$2,400	$2.78	19d	1	0.89mi
12235 SW 202nd St Unit 12235 Miami, FL	3.0	1.0	1125	$2,750	$2.44	24d	1	0.91mi
20225 SW 106th Ave Cutler Bay, FL	3.0	1.0	968	$2,650	$2.74	20d	1	0.93mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	24d	1	0.94mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	2d	1	0.94mi
12230 SW 203rd St Miami, FL	3.0	1.0	1050	$2,800	$2.67	3d	1	0.94mi
19701 SW 103rd Ct Unit 19701 Cutler Bay, FL	3.0	1.0	1044	$2,600	$2.49	24d	1	0.94mi
11930 SW 187th St Unit 1 Miami, FL	1.0	1.0	580	$1,400	$2.41	24d	1	0.96mi
11840 SW 212th St Unit 11840 Miami, FL	2.0	1.0	1104	$1,700	$1.54	24d	1	1.00mi
11920 SW 212th St Unit 11920 Miami, FL	2.0	1.0	1100	$2,200	$2.00	7d	1	1.06mi
11611 SW 215th St Unit 11611 Miami, FL	2.0	1.0	756	$2,000	$2.65	24d	1	1.09mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	4d	1	1.16mi
19362 SW 103rd Ct Unit B Cutler Bay, FL	3.0	2.0	974	$2,600	$2.67	24d	1	1.16mi
18305 SW 110th Ave Unit 18305 (Bldg 1) -109 Miami, FL	2.0	2.0	986	$2,430	$2.46	24d	1	1.16mi
10363 SW 207th Ter #10363 Cutler Bay, FL	3.0	1.0	1015	$2,400	$2.36	24d	1	1.24mi
21850 Old Dixie Hwy Miami, FL	1.0–2.0	1.0	873	$2,399	$2.75	1d	4	1.43mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 184 DOM
2. 2026-06-17
   days on market $129,900 Active 183 DOM
3. 2026-06-16
   days on market $129,900 Active 182 DOM
4. 2026-06-15
   days on market $129,900 Active 181 DOM
5. 2026-06-13
   days on market $129,900 Active 179 DOM
6. 2026-06-09
   days on market $129,900 Active 175 DOM
7. 2026-06-08
   days on market $129,900 Active 174 DOM
8. 2026-06-07
   days on market $129,900 Active 173 DOM
9. 2026-06-04
   days on market $129,900 Active 170 DOM
10. 2026-06-03
    days on market $129,900 Active 169 DOM
11. 2026-06-02
    days on market $129,900 Active 168 DOM
12. 2026-06-01
    days on market $129,900 Active 167 DOM
13. 2026-05-31
    days on market $129,900 Active 166 DOM
14. 2026-05-11
    status Active
15. 2026-03-30
    historical Active Under Contract
16. 2026-02-25
    price $129,900
17. 2026-01-05
    price $139,900
18. 2025-12-16
    listed $158,000 Active

ⓘ 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 4/10 Moderate FEMA zone AH · 22% 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: $24,207
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$2,474
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$5,796
• − Depreciation: −$3,779
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $956/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 — South Miami Heights

• Score: 78/100
• State rank: #169
• US rank: #2539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Miami Heights, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 70,596
• Household income: $81,589
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2340.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% Black 19% White 19% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 30% Dominican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 42% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 52% French/Haitian/Cajun 2% 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: ▼ -457.85%
• Current HPI: 481.93
• Rent YoY: ▼ -0.75%
• 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

-17.8% since first listed

5 events — show timeline

• 2026-05-11 Relisted — MARMLS
• 2026-03-30 Contingent — MARMLS
• 2026-02-25 Price Changed $129,900 MARMLS
• 2026-01-05 Price Changed $139,900 MARMLS
• 2025-12-16 Listed $158,000 MARMLS