2121-2125 NW 72nd St · Gladeview, FL 33147

$699,000

6 bd · 4.0 ba · 1,850 sqft · MultiFamily public records · 28 Days on market

Built 2021

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 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 MLS

Beautiful NEW CONSTRUCTION duplex in the heart of Miami! Property consists of two 3-bedroom/2-bathroom units, each unit with their own tankless water heater & laundry room. Central location, close to transportation and highways. Plenty of parking space! Rent out for a great return, or live in one unit and rent out the other for additional income. New Stainless steel appliances to be installed prior to closing. Can't get any more hassle-free than new construction! Please call for additional details.

Key facts

• Two story duplex
• Parking for 3 cars
• 4 parking spots

Tags

• TWO STORY DUPLEX
• FULLY EQUIPPED KITCHEN
• INDEPENDENT ELECTRICITY METERS
• INDEPENDENT WATER METERS
• PARKING FOR 3 CARS

Property features AI

Finance

• Other: Rent includes sewer
• Financial info: Units are rented month-to-month; Reported actual rent around $2,800 per unit

Exterior

• Parking: Total of 4 parking spaces (open parking)
• Security: Smoke detectors
• Utilities: Public sewer; Cable not available
• Home design: Two-story building; Block construction; Shingle roof; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Open parking; Less than quarter-acre lot

Interior

• Kitchen: Range; Refrigerator; Microwave (in some units)
• Bedrooms: Three 3-bedroom units
• Flooring: Ceramic tile
• Bathrooms: Each unit has two full bathrooms
• Heating & cooling: Electric heating; Electric cooling (air conditioning units)
• Interior features: Ceramic tile flooring; Smoke detectors
• Laundry & utility: Washer and dryer in units

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive. Per door: $316/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $699k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#107 in FL, #1,664 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: crime C-, amenities F, employment 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 soft (-0.7%/yr); 228 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,152/mo this rent would consume 169% of the median local household income ($51k/yr) (locally 2419% 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 $5k of loan paydown is wiped out by about $21k 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 28 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 11 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.
• Current owner paid $538k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $688,515 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.1

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-73,857
• Equity at exit: $104,223

10-year hold

• IRR: -6.2%
• Equity multiple: 0.66×
• Total profit: $-67,497
• Equity at exit: $60,437

Cash invested: $195,720 (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: 228
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $7,152 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$746 /mo · $8,949/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,502
• Net cashflow: $947

Break-even live

Break-even rent $5,953

Max offer price $699,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,343	-5% $1,145	+0% $947	+5% $750	+10% $552
Rent	-10% $382	-5% $665	+0% $947	+5% $1,230	+10% $1,512
Rate	-1.0pp $1,299	-0.5pp $1,125	base $947	+0.5pp $766	+1.0pp $582

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,152
Total (3 units)			$7,152

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-15
   days on market $699,000 Active 28 DOM
2. 2026-06-13
   days on market $699,000 Active 26 DOM
3. 2026-06-09
   days on market $699,000 Active 22 DOM
4. 2026-06-08
   days on market $699,000 Active 21 DOM
5. 2026-06-07
   days on market $699,000 Active 20 DOM
6. 2026-06-04
   days on market $699,000 Active 17 DOM
7. 2026-06-03
   days on market $699,000 Active 16 DOM
8. 2026-06-02
   days on market $699,000 Active 15 DOM
9. 2026-06-01
   days on market $699,000 Active 14 DOM
10. 2026-05-31
    days on market $699,000 Active 13 DOM
11. 2026-05-16
    historical
12. 2026-05-11
    status Active
13. 2026-05-11
    listed $699,000 Active
14. 2026-05-03
    historical $3,000
15. 2026-04-21
    price $699,000
16. 2026-04-07
    price $704,000
17. 2026-03-23
    price $709,000
18. 2026-03-18
    listed $3,000
19. 2026-03-17
    historical $3,000
20. 2026-03-15
    price $714,900
21. 2026-02-03
    price $719,000
22. 2026-01-23
    listed $3,000
23. 2026-01-23
    historical $3,000
24. 2026-01-22
    price $729,000
25. 2025-12-25
    listed $3,000
26. 2025-12-15
    status Active
27. 2025-12-15
    price $739,000
28. 2025-12-04
    historical $3,000
29. 2025-11-22
    price $729,000
30. 2025-11-17
    listed $3,000
31. 2025-11-08
    historical $3,100
32. 2025-11-05
    status Active
33. 2025-10-20
    listed $3,100
34. 2025-10-10
    price $760,000
35. 2025-08-12
    price $749,000
36. 2025-07-16
    listed $730,000 Active
37. 2022-01-06
    soldstatus $538,000
38. 2021-12-22
    soldstatus $538,000 Closed 510-char remark

    Show marketing remark (510 chars)

    Beautiful NEW CONSTRUCTION duplex in the heart of Miami! Property consists of two 3-bedroom/2-bathroom units, each unit with their own tankless water heater & laundry room. Central location, close to transportation and highways. Plenty of parking space! Rent out for a great return, or live in one unit and rent out the other for additional income. New Stainless steel appliances to be installed prior to closing. Can't get any more hassle-free than new construction! Please call for additional details.

39. 2021-09-30
    status Pending 510-char remark

    Show marketing remark (510 chars)

    Beautiful NEW CONSTRUCTION duplex in the heart of Miami! Property consists of two 3-bedroom/2-bathroom units, each unit with their own tankless water heater & laundry room. Central location, close to transportation and highways. Plenty of parking space! Rent out for a great return, or live in one unit and rent out the other for additional income. New Stainless steel appliances to be installed prior to closing. Can't get any more hassle-free than new construction! Please call for additional details.

40. 2021-09-21
    listed $549,000 Active 510-char remark

    Show marketing remark (510 chars)

    Beautiful NEW CONSTRUCTION duplex in the heart of Miami! Property consists of two 3-bedroom/2-bathroom units, each unit with their own tankless water heater & laundry room. Central location, close to transportation and highways. Plenty of parking space! Rent out for a great return, or live in one unit and rent out the other for additional income. New Stainless steel appliances to be installed prior to closing. Can't get any more hassle-free than new construction! Please call for additional details.

41. 2020-11-30
    soldstatus $49,000
42. 2020-11-04
    soldstatus $32,500
43. 2005-05-04
    soldstatus $25,000
44. 2005-01-14
    soldstatus $8,000

ⓘ 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: $8,949 · $746/mo
• Projected year-2 tax: $8,949 · $746/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 · 27 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: $85,824
• − Mortgage interest: −$39,155
• − Property taxes: −$8,949
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,866
• − Management: −$6,866
• − Depreciation: −$20,335
• Taxable income: $158
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $11,331/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 — Gladeview

• Score: 80/100
• State rank: #107
• US rank: #1664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladeview, FL
• County: Miami-Dade County · 2,697,751 people
• 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

+8637.5% since first listed

34 events — show timeline

• 2026-05-16 Listing Removed — MARMLS
• 2026-05-11 Relisted — MARMLS
• 2026-05-11 Listed $699,000 MARMLS
• 2026-05-03 Rental Removed $3,000 APPFOLIO
• 2026-04-21 Price Changed $699,000 MARMLS
• 2026-04-07 Price Changed $704,000 MARMLS
• 2026-03-23 Price Changed $709,000 MARMLS
• 2026-03-18 Listed for Rent $3,000 APPFOLIO
• 2026-03-17 Rental Removed $3,000 APPFOLIO
• 2026-03-15 Price Changed $714,900 MARMLS
• 2026-02-03 Price Changed $719,000 MARMLS
• 2026-01-23 Listed for Rent $3,000 APPFOLIO
• 2026-01-23 Rental Removed $3,000 LISTANZA
• 2026-01-22 Price Changed $729,000 MARMLS
• 2025-12-25 Listed for Rent $3,000 LISTANZA
• 2025-12-15 Relisted — MARMLS
• 2025-12-15 Price Changed $739,000 MARMLS
• 2025-12-04 Rental Removed $3,000 LISTANZA
• 2025-11-22 Price Changed $729,000 MARMLS
• 2025-11-17 Listed for Rent $3,000 LISTANZA
• 2025-11-08 Rental Removed $3,100 LISTANZA
• 2025-11-05 Relisted — MARMLS
• 2025-10-20 Listed for Rent $3,100 LISTANZA
• 2025-10-10 Price Changed $760,000 MARMLS
• 2025-08-12 Price Changed $749,000 MARMLS
• 2025-07-16 Listed $730,000 MARMLS
• 2022-01-06 Sold (Public Records) $538,000 Public Records
• 2021-12-22 Sold (MLS) $538,000 MARMLS
• 2021-09-30 Pending — MARMLS
• 2021-09-21 Listed $549,000 MARMLS
• 2020-11-30 Sold (Public Records) $49,000 Public Records
• 2020-11-04 Sold (Public Records) $32,500 Public Records
• 2005-05-04 Sold (Public Records) $25,000 Public Records
• 2005-01-14 Sold (Public Records) $8,000 Public Records

Property tax history

+65.2%/yr

Latest (2025): $8,949 · +3.9% YoY. Source: county tax records.