Real Estate Investing in Cutler Bay, Florida (33190)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33190 (Cutler Bay, FL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 (33190)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 33190 Cutler Bay
Not every below-median market is a bargain. Cutler Bay's 33190 ZIP sits at signals that favor experienced operators who can absorb the risk $437K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $437K asset, 33190 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader FL picture, 33190 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 33190 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 33190 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 Cutler Bay:
Property Strategy for 33190
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $296,712 | $2,410 | 5.8% | +11.9% | $148,356 |
| 3BR | $431,568 | $3,090 | 5.2% | +10.9% | $143,856 |
| 4BR | $552,715 | $3,570 | 4.7% | +10.4% | $138,179 |
| 5BR | $678,157 | — | — | +10.2% | $135,631 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 33190 Compare?
| Metric | 33190 | Cutler Bay | Miami-Fort Lauderdale-Pompano Beach, FL | Florida |
|---|---|---|---|---|
| Home Value | $436,608 | $495,446 | N/A | $374,697 |
| 5-Year CAGR | 7.2% | 7.3% | N/A | 7.4% |
| Avg Rent | $2,824 | $2,770 | N/A | - |
| Cap Rate | 5.0% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33190 (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 | $436,608 |
| Monthly Rent | $2,824 |
| Price-to-Rent | 12.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.0% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 Rent Trends
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). 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 33190
Population: 17,280
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 33190
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
GULFSTREAM ELEMENTARY SCHOOL
CUTLER RIDGE ELEMENTARY SCHOOL
DR. EDWARD L. WHIGHAM ELEMENTARY SCHOOL
CUTLER BAY SENIOR HIGH 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 strong is Cutler Bay, FL for real estate investors?
Cutler Bay, FL rates 3.0/5 for investability. With median values at $437K and rents near $2,824/mo, the market offers reasonable fundamentals for rental investors.
Does Cutler Bay, FL favor landlords or tenants?
Cutler Bay, FL operates under FL law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
Which real estate strategy fits Cutler Bay, FL?
The best-fit strategy in Cutler Bay, FL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is vacancy a concern in Cutler Bay, FL?
Rental vacancy in Cutler Bay, FL is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical renter like in Cutler Bay, FL?
Tenant quality in Cutler Bay, FL ranks as solid. Landlords generally report predictable occupancy at market rents of $2,824/mo.
You know 33190 now. You don’t know where it ranks.
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How 33190 ranks in Miami-Fort Lauderdale-Pompano Beach, FL
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