55 NW 47th St · Miami, FL 33127

$1,050,000

3 bd · 1.0 ba · 1,647 sqft · MultiFamily public records · 99 Days on market

Built 1926

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent for Owner/Occupant or for income potential. Excellent opportunity for VACATION RENTAL TURN KEY OPERATION FULLY FURNISHED consisiting of a total of 6 bedrooms / 4 baths (4 Bedrooms and 2 bathrooms in main house, plus a rear guest house with 2 bedroom 2 baths that Owner can live in /or rent separately for extra income). Great location being just a couple blocks to the Miami Design District, Wynwood, Shopping Mall, all types of restaurants, plus main access roads including I-95. This property is in good condition. It has porcelain tile floors throughout plus many upgrades including a brand new roof in 2023. Impact windows and doors, great deal for the money in this quiet residential

Key facts

• Turn key operation
• Guest house
• Fully furnished

Tags

• TURN KEY OPERATION
• FULLY FURNISHED
• GUEST HOUSE
• PORCELAIN TILE FLOORS
• NEW ROOF
• IMPACT WINDOWS

Property features AI

Finance

• Financial info: Two total units (property is a 2-unit duplex); 22 units in the community
• HOA & community: Association fees cover sewer and trash

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; Single-story
• Construction: CBS construction
• Exterior features: Porch; Not waterfront

Interior

• Flooring: Ceramic tile; Tile
• Heating & cooling: Central heating with separate meters; Central air conditioning; Ceiling fans; Wall/window units
• Interior features: Blinds; Double-hung metal windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $-4k ($-47k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (66.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (66.0% below list).
• Recommended offer: $354k (66.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#177 in FL, #2,724 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shadowlawn Elementary School (math 42% / reading 37%, grade F, #1,513 of 2,144 statewide, top 73%, 129 students, 84% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Miami Edison Senior High School (math 19% / reading 15%, grade F, #597 of 667 statewide, top 90%, 623 students, 72% FRL).
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 295 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,566/mo this rent would consume 104% of the median local household income ($41k/yr) (locally 2523% 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 $7k of loan paydown is wiped out by about $32k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($956k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask is 56657% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $1.05M implies a 1005% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,887 (66.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.34% ✗
• Cap rate: 1.79%
• Cash-on-cash: -16.08%
• DSCR: 0.28
• GRM: 24.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -48.4%
• Equity multiple: -0.44×
• Total profit: $-424,009
• Equity at exit: $156,558

10-year hold

• IRR: -98.1%
• Equity multiple: -1.39×
• Total profit: $-704,072
• Equity at exit: $90,785

Cash invested: $294,000 (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 33127

• Home prices YoY: -30.1%
• Rents YoY: 2.3%
• Active inventory: 295
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $3,566 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$814 /mo · $9,765/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-3,941

Break-even live

Break-even rent $8,554

Max offer price $353,887

Occupancy floor —

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$13,753	$5.18	1d	19	0.94mi
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$18,500	$14.68	1d	13	1.10mi
700 NE 26th Ter Unit 260 Miami, FL	3.0	3.0	2141	$20,000	$9.34	24d	1	1.35mi
700 NE 26th Ter #2602 Miami, FL	3.0	3.5	2141	$18,000	$8.41	2d	1	1.35mi
711 NE 23rd Ter Unit 607 Miami, FL	4.0	5.5	2216	$19,500	$8.80	24d	1	1.50mi

Listing history 39 events

1. 2026-06-18
   days on market $1,050,000 Active 99 DOM
2. 2026-06-17
   days on market $1,050,000 Active 98 DOM
3. 2026-06-16
   days on market $1,050,000 Active 97 DOM
4. 2026-06-15
   days on market $1,050,000 Active 96 DOM
5. 2026-06-13
   days on market $1,050,000 Active 94 DOM
6. 2026-06-09
   days on market $1,050,000 Active 90 DOM
7. 2026-06-08
   days on market $1,050,000 Active 89 DOM
8. 2026-06-07
   days on market $1,050,000 Active 88 DOM
9. 2026-06-04
   days on market $1,050,000 Active 85 DOM
10. 2026-06-03
    days on market $1,050,000 Active 84 DOM
11. 2026-06-02
    days on market $1,050,000 Active 83 DOM
12. 2026-06-01
    days on market $1,050,000 Active 82 DOM
13. 2026-05-31
    days on market $1,050,000 Active 81 DOM
14. 2026-04-29
    listed $1,850
15. 2026-03-26
    historical $1,850
16. 2026-02-19
    listed $1,850
17. 2026-01-01
    historical $8,500
18. 2025-10-30
    historical
19. 2025-10-29
    listed $1,090,000 Active
20. 2025-07-14
    listed $1,095,000
21. 2025-07-14
    historical
22. 2025-05-10
    listed $8,500
23. 2025-05-08
    listed $1,150,000
24. 2025-05-08
    historical
25. 2024-10-22
    listed $1,250,000
26. 2024-06-30
    historical
27. 2024-05-23
    historical $5,300
28. 2024-03-19
    listed $5,300
29. 2023-12-28
    listed $1,295,000
30. 2022-08-08
    historical
31. 2022-08-02
    price $4,600
32. 2022-06-08
    historical
33. 2022-05-24
    listed $895,000
34. 2022-04-15
    listed $895,000
35. 2022-04-15
    historical
36. 2021-12-16
    listed $895,000
37. 2003-03-14
    soldstatus $95,000
38. 1993-01-11
    soldstatus $56,000
39. 1992-12-01
    soldstatus $56,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $9,765 · $814/mo
• Projected year-2 tax: $9,765 · $814/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,790
• − Mortgage interest: −$58,816
• − Property taxes: −$9,765
• − Insurance: −$5,250
• − Repairs & maintenance: −$3,423
• − Management: −$3,423
• − Depreciation: −$30,545
• Taxable loss: −$68,433
• Est. tax savings @ 24.0%: +$16,424
• After-tax cash flow: $-30,863/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: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Miami

• Score: 78/100
• State rank: #177
• US rank: #2724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 26,786
• Household income: $41,230
• Rent vs Own: 73.1% rent · 26.9% own
• Severe rent burden: 2523.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Black 39% Two or more races 30% White 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 9% Dominican 5%
• Common ancestry: Hispanic 11%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -293.00%
• Current HPI: 680.1845
• Rent YoY: ▲ 2.26%
• 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

-96.7% since first listed

26 events — show timeline

• 2026-04-29 Listed for Rent $1,850 RMLSFL
• 2026-03-26 Rental Removed $1,850 GFLMLS
• 2026-02-19 Listed for Rent $1,850 GFLMLS
• 2026-01-01 Rental Removed $8,500 GFLMLS
• 2025-10-30 Listing Removed — Beaches MLS
• 2025-10-29 Listed $1,090,000 Beaches MLS
• 2025-07-14 Listing Removed — Beaches MLS
• 2025-07-14 Listed $1,095,000 Beaches MLS
• 2025-05-10 Listed for Rent $8,500 GFLMLS
• 2025-05-08 Listing Removed — Beaches MLS
• 2025-05-08 Listed $1,150,000 Beaches MLS
• 2024-10-22 Listed $1,250,000 Beaches MLS
• 2024-06-30 Listing Removed — Beaches MLS
• 2024-05-23 Rental Removed $5,300 GFLMLS
• 2024-03-19 Listed for Rent $5,300 GFLMLS
• 2023-12-28 Listed $1,295,000 Beaches MLS
• 2022-08-08 Listing Removed — Beaches MLS
• 2022-08-02 Price Changed $4,600 RENT.
• 2022-06-08 Listing Removed — Beaches MLS
• 2022-05-24 Listed $895,000 Beaches MLS
• 2022-04-15 Listing Removed — Beaches MLS
• 2022-04-15 Listed $895,000 Beaches MLS
• 2021-12-16 Listed $895,000 Beaches MLS
• 2003-03-14 Sold (Public Records) $95,000 Public Records
• 1993-01-11 Sold (Public Records) $56,000 Public Records
• 1992-12-01 Sold (Public Records) $56,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $9,765 · +6.5% YoY. Source: county tax records.