745 NW 46th St · Miami, FL 33127

$439,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 7 Days on market

Built 1962 5,000 sqft lot Est $585k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• 5,000 sq ft lot
• 2 parking spots
• Built 1962

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: 2 parking spaces; Asphalt driveway; On-street parking
• Utilities: Public water; Public sewer; Cable available; Sewer connected
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: Built with brick, concrete, stucco, and CBS; One-story structure
• Exterior features: Shingle roof; Outbuilding/shed for storage; Fenced front and back yard with gate

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Gas water heater; Water heater (owned)
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Wall/window unit(s)
• Interior features: Built-in features; Entrance foyer; Stacked bedroom layout
• Laundry & utility: Laundry room inside the unit on the main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $7 ($88/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (25.9% below list).
• Recommended offer: $325k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Lenora Braynon Smith Elementary (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 344 students, 76% FRL); Georgia Jones Ayers Middle School (math 13% / reading 16%, grade F, #568 of 571 statewide, top 100%, 543 students, 68% FRL); Miami Northwestern Senior High (math 11% / reading 27%, grade F, #565 of 667 statewide, top 85%, 1,429 students, 75% FRL).
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-28 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; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,255/mo this rent would consume 95% 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 $3k of loan paydown is wiped out by about $13k 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.
• Current owner paid $92k; list at $439k implies a 377% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,458 (25.9% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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?
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $584,550
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
960 NW 50th St	0.29mi	3/2.0	1,368 (+1%)	15mo	$640,000	$468	68
118 NW 44th St	0.68mi	2/2.0 (-1)	1,329 (-2%)	5mo	$775,000	$583	53
337 NW 49th St	0.43mi	3/2.0	1,230 (-9%)	10mo	$585,000	$476	52
446 NW 45th St	0.33mi	2/2.0 (-1)	1,169 (-13%)	1mo	$555,000	$475	52
1062 NW 41st St	0.39mi	4/2.0 (+1)	1,494 (+11%)	7mo	$380,000	$254	49
4900 NW 10th Ave	0.29mi	3/2.0	1,188 (-12%)	20mo	$640,000	$539	46
150 NW 47th St	0.63mi	2/1.0 (-1)	1,400 (+4%)	17mo	$560,000	$400	45
1276 NW 42nd St	0.60mi	3/2.0	1,284 (-5%)	21mo	$310,000	$241	42
1185 NW 48th St	0.45mi	3/2.0	1,506 (+12%)	17mo	$540,000	$359	42
1180 NW 50th St	0.47mi	2/1.0 (-1)	1,180 (-13%)	16mo	$310,000	$263	38
1360 NW 41st St	0.72mi	2/1.0 (-1)	1,488 (+10%)	9mo	$645,000	$433	37

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-73,314
• Equity at exit: $65,456

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-73,937
• Equity at exit: $37,957

Cash invested: $122,920 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $7

Break-even live

Break-even rent $3,245

Max offer price $439,000

Occupancy floor 95%

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $439,000 Active
3. 2001-10-04
   soldstatus $92,000
4. 1982-07-01
   soldstatus $1,777,777
5. 1979-07-01
   soldstatus $10,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $3,644 · $304/mo
• Expected delta: +$2,699/yr (+$225/mo · 285.9%)

ⓘ 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: $39,055
• − Mortgage interest: −$24,591
• − Property taxes: −$944
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,124
• − Management: −$3,124
• − Depreciation: −$12,771
• Taxable loss: −$7,695
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $1,935/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

+4290.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — Beaches MLS
• 2026-05-07 Listed $439,000 Beaches MLS
• 2001-10-04 Sold (Public Records) $92,000 Public Records
• 1982-07-01 Sold (Public Records) $1,777,777 Public Records
• 1979-07-01 Sold (Public Records) $10,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $944 · +1.1% YoY. Source: county tax records.