3520 NW 79th St · Gladeview, FL 33147

$54,500

20 bd · 20.0 ba · 930 sqft · Land public records · 136 Days on market

Built 1962 $830/mo HOA · 28% of rent

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Why this score? — see what drove the D+ 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this unique investment opportunity in Miami Heights MHP! This mobile home has been cleverly converted into three separate apartments, offering a total of three bedrooms and three bathrooms. Each apartment is rented individually, generating a combined gross monthly income of $3,200. Located in the heart of Miami, this community offers easy access to schools, shopping, and major roads. Whether you’re an investor or seeking affordable living, this is a fantastic opportunity!

Key facts

• 3 garage spots
• Built 1962
• Listed 135 days

Property features AI

Finance

• Other: Land is leased
• HOA & community: Monthly association/land lease fee of $830

Exterior

• Parking: Three parking spaces; Three-car garage
• Utilities: Public water; Public sewer; Sewer available; Other sewer connections
• Home design: Manufactured in park (mobile home); Single wide; One level; Shingle roof
• Construction: Metal siding
• Exterior features: Enclosed patio/porch; Front porch; Paved road access

Interior

• Flooring: Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Electric heating; Wall unit cooling
• Interior features: Vinyl flooring; Two total rooms

What this means for you Summary

Snapshot

• This is a 20-bed/20.0-bath land listed at $54k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#107 in FL, #1,664 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: crime C-, amenities F, employment 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.
• Market conditions: Rents soft (-0.7%/yr); 228 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,946/mo this rent would consume 70% of the median local household income ($51k/yr) (locally 2419% 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 $377 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $47,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-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. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 5.40% ✓
• Cap rate: 30.96%
• Cash-on-cash: 88.11%
• DSCR: 4.92
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 83.6%
• Equity multiple: 4.57×
• Total profit: $54,450
• Equity at exit: $8,126

10-year hold

• IRR: 85.8%
• Equity multiple: 8.09×
• Total profit: $108,192
• Equity at exit: $4,712

Cash invested: $15,260 (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 33147

• Home prices YoY: -30.9%
• Rents YoY: -0.7%
• Active inventory: 228
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $2,946 medium
• Mortgage (P&I): −$286
• Tax est. 1.5%: −$68 /mo · $818/yr
• Insurance: −$23
• HOA: −$830
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $1,120

Break-even live

Break-even rent $1,527

Max offer price $54,500

Occupancy floor 57%

Sensitivity live

Price	-10% $1,158	-5% $1,139	+0% $1,120	+5% $1,102	+10% $1,083
Rent	-10% $888	-5% $1,004	+0% $1,120	+5% $1,237	+10% $1,353
Rate	-1.0pp $1,148	-0.5pp $1,134	base $1,120	+0.5pp $1,106	+1.0pp $1,092

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $830 · $9,960/yr

Listing history 33 events

1. 2026-06-18
   days on market $54,500 Active 136 DOM
2. 2026-06-17
   days on market $54,500 Active 135 DOM
3. 2026-06-16
   days on market $54,500 Active 134 DOM
4. 2026-06-15
   days on market $54,500 Active 133 DOM
5. 2026-06-13
   days on market $54,500 Active 131 DOM
6. 2026-06-09
   days on market $54,500 Active 127 DOM
7. 2026-06-08
   days on market $54,500 Active 126 DOM
8. 2026-06-07
   days on market $54,500 Active 125 DOM
9. 2026-06-04
   days on market $54,500 Active 122 DOM
10. 2026-06-03
    days on market $54,500 Active 121 DOM
11. 2026-06-02
    days on market $54,500 Active 120 DOM
12. 2026-06-01
    days on market $54,500 Active 119 DOM
13. 2026-05-31
    days on market $54,500 Active 118 DOM
14. 2026-05-12
    listed $57,000 Active 504-char remark

    Show marketing remark (504 chars)

    Discover this unique investment opportunity in Miami Heights MHP! This mobile home has been cleverly converted into three separate apartments, offering a total of three bedrooms and three bathrooms. Each apartment is rented individually, generating a combined gross monthly income of $3,200. Located in the heart of Miami, this community offers easy access to schools, shopping, and major roads. Whether you’re an investor or seeking affordable living, this is a fantastic opportunity!

15. 2026-04-22
    price $54,500
16. 2026-04-20
    price $55,000
17. 2026-03-09
    price $60,000
18. 2026-03-04
    price $65,000
19. 2026-02-02
    price $75,000
20. 2026-02-02
    listed $65,900 Active
21. 2025-11-10
    historical
22. 2025-11-09
    historical
23. 2025-10-15
    price $55,000
24. 2025-08-27
    price $79,000
25. 2025-07-29
    price $80,000
26. 2025-07-15
    listed $89,900 Active
27. 2025-07-15
    listed $50,000 Active
28. 2024-04-02
    historical
29. 2024-01-25
    listed $80,000 Active
30. 2013-12-01
    historical
31. 2013-10-23
    price $10,000
32. 2013-07-10
    listed $12,000 Active
33. 1997-10-01
    soldstatus $875,000

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

Taxation est. · year 1

• Rental income: $35,347
• − Mortgage interest: −$3,053
• − Property taxes: −$818
• − Insurance: −$272
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − HOA: −$9,960
• − Depreciation: −$1,585
• Taxable income: $14,004
• Est. tax owed @ 24.0%: −$3,361
• After-tax cash flow: $10,084/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 — Gladeview

• Score: 80/100
• State rank: #107
• US rank: #1664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladeview, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 50,419
• Household income: $50,704
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 2419.0

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 (52%)
• Race & ethnicity: Hispanic / Latino 52% Black 46% Two or more races 22% White 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Hispanic 5%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 50% French/Haitian/Cajun 5%

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: ▼ -286.84%
• Current HPI: 642.2677
• Rent YoY: ▼ -0.71%
• 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

-93.5% since first listed

20 events — show timeline

• 2026-05-12 Listed $57,000 FSBO.com
• 2026-04-22 Price Changed $54,500 HAOR as distributed by MLS GRID
• 2026-04-20 Price Changed $55,000 HAOR as distributed by MLS GRID
• 2026-03-09 Price Changed $60,000 HAOR as distributed by MLS GRID
• 2026-03-04 Price Changed $65,000 HAOR as distributed by MLS GRID
• 2026-02-02 Price Changed $75,000 HAOR as distributed by MLS GRID
• 2026-02-02 Listed $65,900 HAOR as distributed by MLS GRID
• 2025-11-10 Listing Removed — MARMLS
• 2025-11-09 Listing Removed — MARMLS
• 2025-10-15 Price Changed $55,000 MARMLS
• 2025-08-27 Price Changed $79,000 MARMLS
• 2025-07-29 Price Changed $80,000 MARMLS
• 2025-07-15 Listed $50,000 MARMLS
• 2025-07-15 Listed $89,900 MARMLS
• 2024-04-02 Listing Removed — MARMLS
• 2024-01-25 Listed $80,000 MARMLS
• 2013-12-01 Listing Removed — MARMLS
• 2013-10-23 Price Changed $10,000 MARMLS
• 2013-07-10 Listed $12,000 MARMLS
• 1997-10-01 Sold (Public Records) $875,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $130,333 · +7.7% YoY. Source: county tax records.