WorkspaceDiscoverCondo · Homestead · Miami-Dade County
2931 SE 13th Ave #205-47, Homestead
Individual condo marketed for investor income with existing tenancy. Source describes an existing tenancy through November 2027. Exact date and rent are unknown.
Recorded status: Broker page reported active; recheck availability. Checked: .
Dated listing record · recheck availability and legal unit count.
- Est. gross yield at asking
- 16.1% Estimate · rent potential ÷ asking price
- Asking price
- $180,000
Rent potential · Estimate: $2,414/moBroad HUD benchmark, not property-specific market rent or current collections.
- Estimated annual NOI
- $13,079 Before debt and capital reserves
- Estimated cap rate
- 7.3% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- $1,018 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $2,414 | HUD-based planning rent |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 2.09% | Matches planning allowance |
| Annual insurance | $1,800 | Matches planning allowance |
| Annual owner-paid utilities | $600 | Matches planning allowance |
| Monthly HOA or condo fees | $335 | Matches source observation |
| Other annual operating expenses | $600 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
One individual condo offered
- Reported units
- 1
- Reported listing area
- 815 sq ft
- Asking / reported sq ft
- $221
- HOA / month
- $335
Why we’re tracking it
The reduced entry price, reported tenancy and published HOA warrant an income comparison once the rent is available. Yield remains unestablished.
$190,000 → $180,000 · down $10,000 (5.3%)Our price observations: Sep 25, 2026 → Oct 9, 2026.
One individual condo offered
One two-bedroom condo with a tenant reported through November 2027. The agent highlights updated air conditioning, impact windows and in-unit laundry. The asking price fell $10,000 to $180,000 on October 8; HOA is listed at $335 monthly.
Rent is not disclosed. Listing tax fields conflict with the tax-history table; obtain the actual bill.
Listed by Sellstate Powerhouse Real Estate Group · observed Oct 9, 2026Read the full agent description at Coldwell Banker Homes / MiamiRE A12086032 ↗Broker info & key considerations To confirm
Price reduction · rent needs review
Obtain the lease, tax bill, assessment balance and association budget.
- Source markets the condo as an investment but does not disclose rent. Obtain lease, collections and condo documents.
- The page shows different historical tax amounts in its listing fields and public-record history. Historical tax remains unknown pending reconciliation.
- Tenant occupancy, lease terms, income, costs and current listing availability have not been independently verified.
- Tenant occupancy limits showings. Any visit requires authorized coordination.
Source evidence and diligence
Financial figures observed Oct 9, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Displayed whole-property scheduled rent × 12 divided by source asking price, not your saved offer. HUD-based planning rent: FY2027 HUD FMR for Miami-Miami Beach-Kendall, FL HUD Metro FMR Area (METRO33100MM5000), effective October 1, 2026. Documented bedrooms per offered unit: 2. Published gross housing benchmark $2,564/month includes major utilities, excluding phone, cable/satellite TV and internet. Subtract $150/month ($150/unit) for assumed tenant-paid electricity; remaining owner-paid services use the separate displayed utility budget. This electricity amount is editable budgeting policy, not a verified allowance or conservative bound. Replace scheduled rent and utility inputs with leases, payer terms and local bills. The adjusted $2,414/month is a full-occupancy scenario, not a rental appraisal, lease offer, subsidy payment standard or eligibility decision. Full-occupancy potential before vacancy, operating costs, financing and income tax; not current collections, cap rate or cash return.
Sources
- Coldwell Banker Homes / MiamiRE A12086032Source observation · Oct 9, 2026
Questions to resolve
- Obtain the signed lease, tenant estoppel, deposit accounting and collection history.
- Obtain a trailing operating statement, insurance quotes and a buyer property-tax estimate.
- Confirm title, legal use, municipal jurisdiction, permitted area and possession terms.
- Review condo financials, reserves, assessments, rental rules and approval requirements.
Similar properties
- 1031 Adams Ave #1031C, Homestead: condo, asking $195,000
- 13700 NE 6th Ave #113, North Miami: condo, asking $205,000
- 1800 NE 114th St #1508, Miami: condo, asking $144,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods