11201 SW 55 St Unit D42 · Miramar, FL 33025

$79,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 160 Days on market

Built 1979 ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE REDUCTION!!! SELLER'S CONTEMPLATING ALL OFFERS! This beautifully remodeled and very well-maintained 2-bedroom, 2-bathroom mobile home is situated in a quiet cul-de-sac within the exclusive Haven Lake Estates community in Miramar. The property boasts an inviting open kitchen equipped with stainless steel appliances and features new laminate wood flooring throughout. Both bathrooms are designed with convenient shower-tub combinations, while the back screened terrace offers a picturesque view of the patio, with no neighbors behind for added privacy. The uniquely shaped pie slice lot is generously sized and adorned with a variety of fruit trees and vegetables, including avocado, pineapple,

Key facts

• Picturesque view
• Open kitchen
• 3 garage spots

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW LAMINATE WOOD FLOORING
• SHOWER TUB COMBINATIONS
• BACK SCREENED TERRACE
• PICTURESQUE VIEW

Property features AI

Finance

• Financial info: Monthly land lease payment: $1,045
• HOA & community: Land is leased

Exterior

• Parking: Garage; 3 total parking spaces (3-car garage)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured in park (mobile home); Single-story; Single wide
• Construction: Metal siding; Other roof type
• Exterior features: Rear enclosed porch; Front porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Blinds on windows
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.6% vs local median 3.3% in Miramar — 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 80/100 on livability (#111 in FL, #1,721 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, cost of living D+, amenities D.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 445 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,918/mo this rent would consume 51% of the median local household income ($69k/yr) (locally 4834% 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 3.65% ✓
• Cap rate: 32.62%
• Cash-on-cash: 94.03%
• DSCR: 5.18
• GRM: 2.3

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: 91.5%
• Equity multiple: 5.03×
• Total profit: $90,201
• Equity at exit: $11,913

10-year hold

• IRR: 93.7%
• Equity multiple: 9.47×
• Total profit: $189,451
• Equity at exit: $6,908

Cash invested: $22,372 (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 33025

• Rents YoY: -0.9%
• Active inventory: 445
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,918 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $1,753

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,808	-5% $1,781	+0% $1,753	+5% $1,725	+10% $1,698
Rent	-10% $1,523	-5% $1,638	+0% $1,753	+5% $1,868	+10% $1,984
Rate	-1.0pp $1,793	-0.5pp $1,773	base $1,753	+0.5pp $1,732	+1.0pp $1,711

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11338 SW 45th Pl Miramar, FL	1.0–2.0	1.0–2.5	1194	$3,015	$2.52	0d	39	0.28mi
4260 SW 117th Ln Miramar, FL	3.0	3.0	1484	$4,008	$2.70	17d	1	0.65mi
12121 SW 43rd St Miramar, FL	3.0	2.0	1260	$3,135	$2.49	22d	1	0.85mi
12121 SW 43rd St Miramar, FL	2.0	2.0	1097	$2,808	$2.56	4d	1	0.85mi
12430 SW 50th St Miramar, FL	3.0	2.0	1426	$2,900	$2.03	23d	1	0.98mi
12430 SW 50th St #105 Miramar, FL	3.0	2.0	1426	$2,900	$2.03	3d	1	0.98mi
4970 SW 124th Ave Miramar, FL	1.0–3.0	1.0–2.0	1095	$2,844	$2.60	3d	14	0.99mi
12420 SW 50th Ct #25 Miramar, FL	2.0	2.0	1112	$2,480	$2.23	22d	1	1.00mi
12661 SW 54th Ct Miramar, FL	2.0	2.5	1153	$2,450	$2.12	25d	1	1.15mi
2750 SW 113th Ln Pembroke Pines, FL	3.0	1.0–2.0	1011	$2,980	$2.95	3d	1	1.25mi
12853 SW 50th St Unit 12853 Miramar, FL	3.0	3.0	1304	$3,500	$2.68	25d	1	1.33mi
12853 SW 50th St Miramar, FL	3.0	3.0	1304	$3,500	$2.68	0d	1	1.33mi
3040 SW 119th Ave Miramar, FL	1.0–3.0	1.0–3.0	1239	$2,970	$2.40	0d	18	1.38mi
3165 SW 122nd Ave Miramar, FL	1.0–2.0	1.0–2.0	1113	$3,151	$2.83	0d	18	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 160 DOM
2. 2026-06-18
   days on market $79,900 Active 157 DOM
3. 2026-06-17
   days on market $79,900 Active 156 DOM
4. 2026-06-16
   days on market $79,900 Active 155 DOM
5. 2026-06-15
   days on market $79,900 Active 154 DOM
6. 2026-06-13
   days on market $79,900 Active 152 DOM
7. 2026-06-09
   days on market $79,900 Active 148 DOM
8. 2026-06-07
   days on market $79,900 Active 146 DOM
9. 2026-06-04
   days on market $79,900 Active 143 DOM
10. 2026-06-03
    days on market $79,900 Active 142 DOM
11. 2026-06-02
    days on market $79,900 Active 141 DOM
12. 2026-06-01
    days on market $79,900 Active 140 DOM
13. 2026-05-31
    days on market $79,900 Active 139 DOM
14. 2026-04-20
    price $79,900
15. 2026-02-16
    price $85,000
16. 2026-02-09
    status Active
17. 2026-02-09
    price $90,000
18. 2026-02-09
    historical
19. 2026-01-13
    listed $112,700 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,017
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,801
• − Management: −$2,801
• − Depreciation: −$2,324
• Taxable income: $21,016
• Est. tax owed @ 24.0%: −$5,044
• After-tax cash flow: $15,993/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: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Miramar

• Score: 80/100
• State rank: #111
• US rank: #1721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar, FL
• County: Broward County · 1,963,430 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

-29.1% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $79,900 HAOR as distributed by MLS GRID
• 2026-02-16 Price Changed $85,000 HAOR as distributed by MLS GRID
• 2026-02-09 Relisted — HAOR as distributed by MLS GRID
• 2026-02-09 Price Changed $90,000 HAOR as distributed by MLS GRID
• 2026-02-09 Delisted — HAOR as distributed by MLS GRID
• 2026-01-13 Listed $112,700 HAOR as distributed by MLS GRID