10470 SW 149th St · Richmond Heights, FL 33176

$299,999

4 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 7 Days on market

Built 1961 7,500 sqft lot Est $472k · 36% under

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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
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bathroom home located in the heart of Miami at 10470 SW 149th St. This property is being sold as-is and presents a unique opportunity for investors, contractors, or buyers looking to renovate and add value. The home offers a functional floor plan with generous living areas, a large kitchen space, and well-sized bedrooms. The property has sustained fire damage and will require repairs, making it ideal for those ready to take on a project and bring their vision to life. Situated in an established neighborhood with convenient access to schools, shopping, dining, and major highways. With the right updates, this property has strong potential as a primary residence, rental,

Key facts

• Convenient access
• Unique opportunity
• Large kitchen space

Tags

• UNIQUE OPPORTUNITY
• FUNCTIONAL FLOOR PLAN
• LARGE KITCHEN SPACE
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).

Location & tenants

• Location reads 77/100 on livability (#182 in FL, #2,855 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: schools C-, amenities D-, health & safety 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 flat; 264 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 44% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,999

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $472,032
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10470 SW 149th St	0.00mi	4/2.0	1,056 (0%)	1mo	$250,000	$237	99
10761 SW 149th St	0.24mi	3/1.5 (-1)	1,073 (+2%)	1mo	$480,000	$447	78
14335 SW 109th Ct	0.54mi	3/2.0 (-1)	1,058 (+0%)	3mo	$498,000	$471	67
10395 SW 152nd Ter	0.21mi	3/2.0 (-1)	1,164 (+10%)	16mo	$540,000	$464	54
14270 SW 109th Ave	0.59mi	3/1.0 (-1)	1,118 (+6%)	17mo	$375,000	$335	39
14500 Jackson St	0.74mi	3/1.0 (-1)	1,156 (+10%)	6mo	$450,000	$389	36

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-38,671
• Equity at exit: $44,731

10-year hold

• IRR: -9.0%
• Equity multiple: 0.51×
• Total profit: $-41,234
• Equity at exit: $25,938

Cash invested: $84,000 (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 33176

• Rents YoY: 0.4%
• Active inventory: 264
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,164 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$522 /mo · $6,268/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $279

Break-even live

Break-even rent $2,811

Max offer price $299,999

Occupancy floor 86%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10325 SW 149th Ter Miami, FL	3.0	1.0	1200	$2,750	$2.29	24d	1	0.20mi
14414 SW 105th Ct Miami, FL	3.0	2.0	1164	$3,300	$2.84	2d	1	0.33mi
14301 SW 105th Ave Miami, FL	3.0	2.0	1200	$3,000	$2.50	24d	1	0.34mi
10741 SW 153rd St Miami, FL	3.0	1.0	1078	$3,400	$3.15	24d	1	0.35mi
14521 Ellington St Miami, FL	3.0	2.0	1329	$3,250	$2.45	24d	1	0.37mi
15563 SW 107th Pl Unit 15563 Miami, FL	3.0	2.0	1296	$3,000	$2.31	24d	1	0.53mi
14640 Tyler St Miami, FL	3.0	2.0	952	$2,486	$2.61	7d	1	0.55mi
10805 SW 156th Ter Unit 1 Miami, FL	3.0	2.0	1428	$3,900	$2.73	24d	1	0.57mi
14400 Polk St Miami, FL	3.0	1.0	936	$2,300	$2.46	7d	1	0.61mi
14400 Polk St Miami, FL	3.0	1.0	936	$2,300	$2.46	18d	1	0.61mi
14620 Monroe St Unit X Miami, FL	3.0	1.0	936	$3,100	$3.31	24d	1	0.70mi
11120 SW 154th St Miami, FL	3.0	2.0	1200	$3,200	$2.67	24d	1	0.71mi
16231 SW 104th Ct Miami, FL	3.0	2.0	1240	$3,000	$2.42	5d	1	0.88mi
16231 SW 104th Ct Miami, FL	3.0	2.0	1240	$3,000	$2.42	3d	1	0.88mi
11405 SW 148th St Miami, FL	3.0	1.0	980	$2,375	$2.42	20d	1	0.91mi
11404 SW 147th St Miami, FL	3.0	2.0	1400	$3,200	$2.29	24d	1	0.92mi
14225 Jefferson St Miami, FL	3.0	1.0	936	$2,600	$2.78	24d	1	1.07mi
14225 Jefferson St Miami, FL	3.0	1.0	936	$2,600	$2.78	10d	1	1.07mi
10030 SW 164th Ter Miami, FL	5.0	2.0	1426	$4,700	$3.30	20d	1	1.11mi
10030 SW 164th Ter Miami, FL	5.0	2.0	1426	$4,700	$3.30	24d	1	1.11mi
11535 Lincoln Blvd Miami, FL	3.0	2.0	1159	$2,800	$2.42	24d	1	1.13mi
9840 SW 165th Ter Miami, FL	3.0	1.0	1370	$2,800	$2.04	22d	1	1.25mi
13413 SW 116th Ct Miami, FL	3.0	2.0	1212	$3,350	$2.76	15d	1	1.39mi
13413 SW 116th Ct Miami, FL	3.0	2.0	1212	$3,350	$2.76	7d	1	1.39mi
17035 SW 107th Ct Miami, FL	3.0	2.0	1386	$3,000	$2.16	24d	1	1.41mi
16925 SW 100th Ave Unit B1 Miami, FL	3.0	2.0	1125	$2,750	$2.44	3d	1	1.45mi

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $299,999 Active
3. 2015-04-09
   historical
4. 2014-04-09
   listed $39,000

ⓘ 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: $6,268 · $522/mo
• Projected year-2 tax: $6,268 · $522/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $37,964
• − Mortgage interest: −$16,805
• − Property taxes: −$6,268
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − Depreciation: −$8,727
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $3,683/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 — Richmond Heights

• Score: 77/100
• State rank: #182
• US rank: #2855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Heights, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,804
• Household income: $86,354
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 2220.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 39% White 21% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 33% Dominican 2%
• Common ancestry: Romanian 1% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 43% · Canada, Jamaica, China
• Languages at home: 37% English-only · Spanish 58% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -502.15%
• Current HPI: 445.4294
• Rent YoY: ▲ 0.44%
• 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

+669.2% since first listed

4 events — show timeline

• 2026-04-22 Pending — MARMLS
• 2026-04-15 Listed $299,999 MARMLS
• 2015-04-09 Listing Removed — MARMLS
• 2014-04-09 Listed $39,000 MARMLS

Property tax history

+10.5%/yr

Latest (2025): $6,268 · +3.7% YoY. Source: county tax records.