2220 SW 16th Ter · Miami, FL 33145

$519,900

4 bd · 3.0 ba · 1,968 sqft · SingleFamily public records · 34 Days on market

Built 1940 5,000 sqft lot Est $825k · 37% under ↓ 20% since listing

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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 +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

Key facts

• Flexible layout
• Near downtown
• Near coral way

Tags

• FLEXIBLE LAYOUT
• MULTIPLE POSSIBILITIES
• PRIME LOCATION
• NEAR CORAL WAY
• NEAR BRICKELL
• NEAR DOWNTOWN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Block construction; Effective year built
• Exterior features: East-facing

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Wall/window unit(s) for cooling; Has cooling
• Interior features: Bedroom on main level; First floor entry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $520k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $520k).
• Recommended offer: $504k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.9% in Miami — 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 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.
• Market conditions: Rents rising (+2.7%/yr); 225 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,683/mo this rent would consume 92% of the median local household income ($74k/yr) (locally 1517% 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 $4k of loan paydown is wiped out by about $16k 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 34 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $504,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $824,592
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2190 SW 16th St	0.07mi	3/3.0 (-1)	2,025 (+3%)	9mo	$849,000	$419	80
2291 SW 17th St	0.09mi	4/3.0	2,142 (+9%)	4mo	$1,200,000	$560	78
2271 SW 19th Ter	0.24mi	4/2.5	1,818 (-8%)	6mo	$855,670	$471	68
1941 SW 18th St	0.26mi	4/2.0	1,766 (-10%)	5mo	$845,000	$478	63
2205 SW 16th Ter	0.03mi	3/3.5 (-1)	2,232 (+13%)	11mo	$550,000	$246	60
1781 SW 13th St	0.51mi	4/3.0	1,769 (-10%)	4mo	$620,000	$350	56
2285 SW 18th St	0.14mi	4/3.5	2,166 (+10%)	23mo	$1,360,000	$628	56
2221 SW 13th St	0.24mi	3/2.0 (-1)	1,715 (-13%)	8mo	$630,000	$367	52
1400 SW 29th Ave	0.64mi	3/2.0 (-1)	2,101 (+7%)	8mo	$740,000	$352	43
1701 SW 29th Ave	0.60mi	3/3.0 (-1)	2,249 (+14%)	1mo	$897,190	$399	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-54,332
• Equity at exit: $77,519

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-12,159
• Equity at exit: $44,951

Cash invested: $145,572 (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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $5,683 medium
• Mortgage (P&I): −$2,726
• Tax from tax record: −$1,058 /mo · $12,699/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,194
• Net cashflow: $489

Break-even live

Break-even rent $5,065

Max offer price $519,900

Occupancy floor 86%

Sensitivity live

Price	-10% $783	-5% $636	+0% $489	+5% $341	+10% $194
Rent	-10% $40	-5% $264	+0% $489	+5% $713	+10% $938
Rate	-1.0pp $750	-0.5pp $621	base $489	+0.5pp $354	+1.0pp $217

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: $129,975
• Closing costs: $15,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$15,843	$9.23	8d	3	0.49mi
290 Shore Dr E #290 Miami, FL	4.0	4.0	2314	$18,500	$7.99	11d	1	1.31mi

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   status Active
3. 2026-04-01
   status Pending
4. 2026-02-28
   listed $519,900 Active
5. 2022-05-25
   historical
6. 2022-04-12
   listed $844,000 Active
7. 2022-01-12
   soldstatus $550,000
8. 2021-12-29
   soldstatus $550,000 Closed 812-char remark

   Show marketing remark (812 chars)

   Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

9. 2021-11-02
   historical Active Under Contract 812-char remark

   Show marketing remark (812 chars)

   Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

10. 2021-10-29
    price $569,000 812-char remark

    Show marketing remark (812 chars)

    Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

11. 2021-09-04
    price $570,000 812-char remark

    Show marketing remark (812 chars)

    Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

12. 2021-08-25
    price $590,000 812-char remark

    Show marketing remark (812 chars)

    Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

13. 2021-07-22
    price $599,000 812-char remark

    Show marketing remark (812 chars)

    Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

14. 2021-07-08
    price $645,000 812-char remark

    Show marketing remark (812 chars)

    Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

15. 2021-05-13
    listed $650,000 Active 812-char remark

    Show marketing remark (812 chars)

    Very spectacular and unique house. It has 5 bedrooms and 3 bathrooms. OVER 2000 sq. ft. Newly remodeled bathroom. Crown molding, ceramic tile throughout. New tankless water heater. Freshly painted. New roof tiles. Gas stove. High hat lighting. White vinyl fence for privacy. Brick pavers in the front yard also in the backyard. Large shed for extra storage. Beautiful three tier sandstone water fountain make the yard feel like your own Oasis. Cozy pergola, ample backyard serves for great entertainment. Perfectly situated minutes away from Coral Gables, Brickell Ave, Coconut Grove, Airport & Downtown Miami. Excellent schools & parks just walking distance. Amazing night-life steps away. Great stores for shopping too! Minutes away from our beautiful Miami beaches! Best part NO Association fees!!

ⓘ 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: $12,699 · $1,058/mo
• Projected year-2 tax: $12,699 · $1,058/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 30 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: $68,200
• − Mortgage interest: −$29,122
• − Property taxes: −$12,699
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,456
• − Management: −$5,456
• − Depreciation: −$15,124
• Taxable loss: −$2,257
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $6,405/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -657.80%
• Current HPI: 485.4573
• Rent YoY: ▲ 2.73%
• 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

-20.0% since first listed

15 events — show timeline

• 2026-04-30 Pending — MARMLS
• 2026-04-29 Relisted — MARMLS
• 2026-04-01 Pending — MARMLS
• 2026-02-28 Listed $519,900 MARMLS
• 2022-05-25 Listing Removed — MARMLS
• 2022-04-12 Listed $844,000 MARMLS
• 2022-01-12 Sold (Public Records) $550,000 Public Records
• 2021-12-29 Sold (MLS) $550,000 MARMLS
• 2021-11-02 Contingent — MARMLS
• 2021-10-29 Price Changed $569,000 MARMLS
• 2021-09-04 Price Changed $570,000 MARMLS
• 2021-08-25 Price Changed $590,000 MARMLS
• 2021-07-22 Price Changed $599,000 MARMLS
• 2021-07-08 Price Changed $645,000 MARMLS
• 2021-05-13 Listed $650,000 MARMLS

Property tax history

+16.2%/yr

Latest (2025): $12,699 · -0.0% YoY. Source: county tax records.