Real Estate Investing in The Crossings, Florida (33186)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33186 (The Crossings, FL)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in The Crossings, FL (33186)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 33186 The Crossings
The 33186 ZIP in The Crossings, FL is a local-operator market. Outside capital chasing a $524K entry has to pair deep knowledge with the discount.
Rent of $2,574/mo on a $524K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 33186 sits below the stated 0.0% once reality is priced in.
Regionally, 33186 sits on the difficult end of the FL spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 33186 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 33186 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in The Crossings:
Property Strategy for 33186
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $235,986 | $2,380 | 7.3% | +7.7% | $235,986 |
| 2BR | $364,031 | $2,910 | 5.8% | +11.3% | $182,015 |
| 3BR | $521,466 | $3,730 | 5.2% | +8.6% | $173,822 |
| 4BR | $712,015 | $4,320 | 4.4% | +10.5% | $178,004 |
| 5BR | $899,403 | — | — | +10.6% | $179,881 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 33186 Compare?
| Metric | 33186 | The Crossings | Miami-Fort Lauderdale-Pompano Beach, FL | Florida |
|---|---|---|---|---|
| Home Value | $523,583 | $523,583 | N/A | $374,697 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 7.4% |
| Avg Rent | $2,574 | $2,574 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33186 (The Crossings, FL). Anonymous, moderated, never written by AI.
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Property managers serving Miami-Dade County
Manage rentals here? List your business →Cadisa Inc. specializes in delivering reliable, hands-on property management solutions for condominium associations, commercial buildings, and multifamily communities across South Florida, with a focu summary from their website
Florida Property Management Strategies is a boutique community association management firm serving select communities in Miami, built on responsiveness and supported by systems for smooth community op summary from their website
Maxima Property Management Inc. offers property management, real estate brokerage, second home management, and vacation rental management services in South Florida, including Pompano Beach, Fort Laude summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $523,583 |
| Monthly Rent | $2,574 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | -6.0% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | +5.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 33186
Population: 67,597
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 33186
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 7,070 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does The Crossings, FL favor landlords or tenants?
FL law landlord-friendly for landlords, and The Crossings inherits those rules. Investors should still review local ordinances for rental licensing.
What is the renter demographic in The Crossings, FL?
Expect a solid tenant pool in The Crossings, FL. The rental market absorbs $2,574/mo rents without meaningful friction.
What are home prices like in The Crossings, FL?
Expect median prices around $524K in The Crossings, FL. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How high is vacancy risk in The Crossings, FL?
Occupancy in The Crossings, FL runs predictable with elevated vacancy. Well-priced units at $2,574/mo lease on reasonable timelines.
Does house hacking work in The Crossings, FL?
The house hack math a challenging in The Crossings, FL. Owner-occupant buyers benefit from the $2,574/mo rents and $524K home values.
You know 33186 now. You don’t know where it ranks.
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How 33186 ranks in Miami-Fort Lauderdale-Pompano Beach, FL
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