Real Estate Investing in Cutler Bay, Florida (33189)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33189 (Cutler Bay, 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 Cutler Bay, FL (33189)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 33189 Cutler Bay
The 33189 ZIP in Cutler Bay, FL is a local-operator market. Outside capital chasing a $554K entry has to pair deep knowledge with the discount.
The 33189 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
From an investor standpoint, 33189 offers a low basis, the region around Cutler Bay has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 33189 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Cutler Bay's stable or hybrid ZIPs before stepping into 33189. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Cutler Bay:
Property Strategy for 33189
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $203,712 | $1,840 | 6.5% | +8.6% | $203,712 |
| 2BR | $307,536 | $2,250 | 5.3% | +9.7% | $153,768 |
| 3BR | $543,385 | $2,890 | 3.8% | +10.6% | $181,128 |
| 4BR | $643,004 | $3,340 | 3.7% | +10.4% | $160,751 |
| 5BR | $716,731 | — | — | +11.1% | $143,346 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 33189 Compare?
| Metric | 33189 | Cutler Bay | Miami-Fort Lauderdale-Pompano Beach, FL | Florida |
|---|---|---|---|---|
| Home Value | $554,285 | $495,446 | N/A | $374,697 |
| 5-Year CAGR | 7.4% | 7.3% | N/A | 7.4% |
| Avg Rent | $2,715 | $2,770 | N/A | - |
| Cap Rate | 3.8% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33189 (Cutler Bay, 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 | $554,285 |
| Monthly Rent | $2,715 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 Rent Trends
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | N/A |
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 33189
Population: 24,627
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 33189
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BEL-AIRE ELEMENTARY SCHOOL
CORAL REEF ELEMENTARY SCHOOL
DR. HENRY E. PERRINE ACADEMY OF THE ARTS
PINE LAKE ELEMENTARY SCHOOL
WHISPERING PINES ELEMENTARY SCHOOL
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 688 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Cutler Bay, FL stack up for property investment?
Yes - Cutler Bay, FL a 3.0/5 investability score. With $554K home prices against $2,715/mo monthly rent, the market delivers a reasonable entry point for new investors.
Which investment style suits Cutler Bay, FL?
Investors usually favor careful cash-flow rentals with hands-on management in Cutler Bay, FL. With home values at $554K and rents near $2,715/mo, other strategies can work but produce reliable rather than outsized returns.
How deep is the rental pool in Cutler Bay, FL?
Expect a solid tenant pool in Cutler Bay, FL. The rental market absorbs $2,715/mo rents without meaningful friction.
What is the average home sale price in Cutler Bay, FL?
Typical homes in Cutler Bay, FL go for around $554K. The 5-year CAGR of 0.0% consistent price movement.
Do rentals sit vacant long in Cutler Bay, FL?
Expect elevated vacancy in Cutler Bay, FL. Rents at $2,715/mo are absorbed by the tenant base without meaningful lag.
You know 33189 now. You don’t know where it ranks.
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How 33189 ranks in Miami-Fort Lauderdale-Pompano Beach, FL
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