3066 NW 92nd St · West Little River, FL 33147

$850,000

6 bd · 4.0 ba · 2,128 sqft · MultiFamily public records · 323 Days on market

Built 2021

---

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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

PROPERTY DETAILS 3066 NW 92nd ST 2 3-bedroom / 2-bath units Approximately 1,928 square feet of construction Approximately 8,400 square feet of lot Private parking for 6 cars Property in excellent condition Fully rented

Key facts

• 6 parking spots
• Built 2021
• Listed 323 days

Property features AI

Finance

• Other: Zoning: 5100
• Financial info: Two units show current rent of $2,700 and $2,900 respectively; All listed units are leased

Exterior

• Parking: Six parking spaces
• Utilities: Public sewer; Cable not available
• Home design: Multifamily property with three total units (two identical units and one separate unit)
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Less than quarter-acre lot

Interior

• Bedrooms: Three-bedroom units (two units with 3 beds each, plus one unit with 3 beds)
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms per unit
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative. Per door: $-63/mo.
• To cash-flow at today's rent, offer at most $817k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $738k (13.2% below list).
• Recommended offer: $738k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in West Little River — 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 79/100 on livability (#152 in FL, #2,286 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• 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: Broadmoor Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 501 students, 55% FRL); Madison Middle School (math 21% / reading 24%, grade F, #546 of 571 statewide, top 96%, 403 students, 69% FRL); Miami Central Senior High School (math 16% / reading 20%, grade F, #570 of 667 statewide, top 86%, 1,398 students, 74% FRL) — zoned schools at 66% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 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 (-0.7%/yr); 230 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k 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 323 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $550k; list at $850k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $737,800 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.6

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-171,159
• Equity at exit: $126,738

10-year hold

• IRR: -24.5%
• Equity multiple: -0.04×
• Total profit: $-247,244
• Equity at exit: $73,492

Cash invested: $238,000 (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 33147

• Home prices YoY: -30.9%
• Rents YoY: -0.7%
• Active inventory: 230
• Price-to-rent: 28.8×

Monthly cashflow live

• Estimated rent: $7,378 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$1,053 /mo · $12,640/yr
• Insurance: −$354
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,549
• Net cashflow: $-188

Break-even live

Break-even rent $7,616

Max offer price $816,719

Occupancy floor 98%

Sensitivity live

Price	-10% $293	-5% $52	+0% $-188	+5% $-429	+10% $-670
Rent	-10% $-771	-5% $-480	+0% $-188	+5% $103	+10% $394
Rate	-1.0pp $240	-0.5pp $28	base $-188	+0.5pp $-409	+1.0pp $-633

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$7,377
Total (3 units)			$7,378

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $850,000 Active 323 DOM
2. 2026-06-18
   days on market $850,000 Active 320 DOM
3. 2026-06-17
   days on market $850,000 Active 319 DOM
4. 2026-06-16
   days on market $850,000 Active 318 DOM
5. 2026-06-15
   days on market $850,000 Active 317 DOM
6. 2026-06-13
   days on market $850,000 Active 315 DOM
7. 2026-06-09
   days on market $850,000 Active 311 DOM
8. 2026-06-08
   days on market $850,000 Active 310 DOM
9. 2026-06-08
   days on market $850,000 Active 309 DOM
10. 2026-06-04
    days on market $850,000 Active 306 DOM
11. 2026-06-03
    days on market $850,000 Active 305 DOM
12. 2026-06-02
    days on market $850,000 Active 304 DOM
13. 2026-06-01
    days on market $850,000 Active 303 DOM
14. 2026-05-31
    days on market $850,000 Active 302 DOM
15. 2025-07-29
    listed $850,000 Active
16. 2021-07-02
    soldstatus $550,000 Closed
17. 2021-06-18
    status Pending
18. 2021-05-20
    listed $569,000 Active
19. 2021-05-20
    historical
20. 2021-05-11
    listed $569,000 Active
21. 2018-09-05
    soldstatus $55,000
22. 2016-08-05
    soldstatus $25,501 Sold
23. 2016-05-05
    status Pending
24. 2016-04-28
    listed $21,630 Active
25. 1979-06-01
    soldstatus $33,000
26. 1979-01-01
    soldstatus $30,000

ⓘ 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: $12,640 · $1,053/mo
• Projected year-2 tax: $12,640 · $1,053/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 AH · 9% 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: $88,536
• − Mortgage interest: −$47,613
• − Property taxes: −$12,640
• − Insurance: −$6,074
• − Repairs & maintenance: −$7,083
• − Management: −$7,083
• − Depreciation: −$24,727
• Taxable loss: −$16,685
• Est. tax savings @ 24.0%: +$4,004
• After-tax cash flow: $1,744/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 — West Little River

• Score: 79/100
• State rank: #152
• US rank: #2286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Little River, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,393
• 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

+2733.3% since first listed

12 events — show timeline

• 2025-07-29 Listed $850,000 MARMLS
• 2021-07-02 Sold (MLS) $550,000 MARMLS
• 2021-06-18 Pending — MARMLS
• 2021-05-20 Listing Removed — MARMLS
• 2021-05-20 Listed $569,000 MARMLS
• 2021-05-11 Listed $569,000 MARMLS
• 2018-09-05 Sold (Public Records) $55,000 Public Records
• 2016-08-05 Sold (MLS) $25,501 MARMLS
• 2016-05-05 Pending — MARMLS
• 2016-04-28 Listed $21,630 MARMLS
• 1979-06-01 Sold (Public Records) $33,000 Public Records
• 1979-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $12,640 · +8.1% YoY. Source: county tax records.