301 NW 177th St #107 · Miami Gardens, FL 33169

$130,000

1 bd · 1.0 ba · 620 sqft · Condo public records · 152 Days on market

Built 1969 $332/mo HOA · 19% of rent

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Why this score? — see what drove the C- 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 +18.3/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit in good conditions, one bedroom one bath. Walk to Walmart. Make your offer, this is a short sale.

Key facts

• 1 parking space
• Spacious living area
• Tile flooring

Tags

• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• SPACIOUS LIVING AREA
• RECENTLY UPDATED BATHROOM
• LAUNDRY AVAILABLE
• 1 PARKING SPACE

Property features AI

Finance

• Other: Annual tax information available (excluded per instructions)
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers common areas and parking; Association offers on-site laundry

Exterior

• Parking: One assigned parking space; Parking included in association amenities
• Security: Complex is fenced; Key card entry
• Utilities: Cable available
• Home design: Block construction; One-story entry (unit entry on level 1); Property is a resale
• Construction: Block construction
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: First floor entry; Bedroom on main level; Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.1% in Miami Gardens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#338 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime D-, amenities 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: Parkway Elementary School (math 27% / reading 37%, grade F, #1,797 of 2,144 statewide, top 86%, 216 students, 68% FRL); Norland Middle School (math 19% / reading 28%, grade F, #536 of 571 statewide, top 95%, 706 students, 71% FRL); Miami Norland Senior High School (math 16% / reading 29%, grade F, #539 of 667 statewide, top 81%, 1,580 students, 70% FRL).
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-24 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 soft (-1.6%/yr); 238 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 152 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1969 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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. 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 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: 1.35% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 6.2

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: -14.6%
• Equity multiple: 0.50×
• Total profit: $-18,333
• Equity at exit: $19,383

10-year hold

• IRR: -14.8%
• Equity multiple: 0.31×
• Total profit: $-24,999
• Equity at exit: $11,240

Cash invested: $36,400 (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 33169

• Home prices YoY: -20.6%
• Rents YoY: -1.6%
• Active inventory: 238
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$54
• HOA: −$332
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $120

Break-even live

Break-even rent $1,604

Max offer price $130,000

Occupancy floor 88%

Sensitivity live

Price	-10% $193	-5% $156	+0% $120	+5% $83	+10% $46
Rent	-10% $-19	-5% $50	+0% $120	+5% $189	+10% $258
Rate	-1.0pp $185	-0.5pp $153	base $120	+0.5pp $86	+1.0pp $52

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $332 · $3,984/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   pricedays on market $130,000 Active 152 DOM
2. 2026-06-18
   days on market $132,500 Active 149 DOM
3. 2026-06-17
   days on market $132,500 Active 148 DOM
4. 2026-06-16
   days on market $132,500 Active 147 DOM
5. 2026-06-15
   days on market $132,500 Active 146 DOM
6. 2026-06-13
   statusdays on market $132,500 Active 144 DOM
7. 2026-06-10
   status $132,500 Active Under Contract 140 DOM
8. 2026-06-09
   days on market $132,500 Active 140 DOM
9. 2026-06-08
   days on market $132,500 Active 139 DOM
10. 2026-06-07
    days on market $132,500 Active 138 DOM
11. 2026-06-04
    days on market $132,500 Active 135 DOM
12. 2026-06-03
    days on market $132,500 Active 134 DOM
13. 2026-06-02
    days on market $132,500 Active 133 DOM
14. 2026-06-01
    days on market $132,500 Active 132 DOM
15. 2026-05-31
    days on market $132,500 Active 131 DOM
16. 2026-05-06
    price $132,500
17. 2026-04-07
    price $135,000
18. 2026-01-20
    listed $140,000 Active
19. 2025-12-12
    historical $1,600
20. 2025-12-03
    price $1,600
21. 2025-10-18
    price $1,700
22. 2025-10-09
    price $1,750
23. 2025-09-13
    listed $1,800
24. 2022-01-05
    soldstatus $80,000
25. 2012-05-19
    soldstatus $26,000 102-char remark

    Show marketing remark (102 chars)

    Unit in good conditions, one bedroom one bath. Walk to Walmart. Make your offer, this is a short sale.

26. 2006-08-07
    soldstatus $90,000
27. 2006-07-31
    soldstatus $90,000 74-char remark

    Show marketing remark (74 chars)

    1/1 CONDO IN GOLDEN GATE AREA. EXCELLENT CONDITON. EASY TO SHOW. CALL L/A.

28. 2005-02-15
    soldstatus $57,500
29. 1997-06-13
    soldstatus $23,900

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 ≥104°F today · 28 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,062
• − Mortgage interest: −$7,282
• − Property taxes: −$2,388
• − Insurance: −$650
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$3,984
• − Depreciation: −$3,782
• Taxable loss: −$394
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,531/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 Gardens

• Score: 72/100
• State rank: #338
• US rank: #5854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Gardens, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,592
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,702
• Household income: $62,562
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2480.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 17% Two or more races 10% White 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 18%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 62% English-only · French/Haitian/Cajun 19% Spanish 16%

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: ▼ -135.91%
• Current HPI: 524.9052
• Rent YoY: ▼ -1.61%
• 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

+454.4% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $132,500 MARMLS
• 2026-04-07 Price Changed $135,000 MARMLS
• 2026-01-20 Listed $140,000 MARMLS
• 2025-12-12 Rental Removed $1,600 MARMLS
• 2025-12-03 Price Changed $1,600 MARMLS
• 2025-10-18 Price Changed $1,700 MARMLS
• 2025-10-09 Price Changed $1,750 MARMLS
• 2025-09-13 Listed for Rent $1,800 MARMLS
• 2022-01-05 Sold (Public Records) $80,000 Public Records
• 2012-05-19 Sold (MLS) $26,000 MARMLS
• 2006-08-07 Sold (Public Records) $90,000 Public Records
• 2006-07-31 Sold (MLS) $90,000 MARMLS
• 2005-02-15 Sold (Public Records) $57,500 Public Records
• 1997-06-13 Sold (Public Records) $23,900 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,388 · +6.1% YoY. Source: county tax records.