1102 NW 103rd St · Pinewood, FL 33150

$745,000

5 bd · 2.0 ba · 2,195 sqft · MultiFamily public records · 232 Days on market

Built 1945

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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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• 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

Appraised value on May 20, 2025 at 865,000 (See Attached). Buy in with Instant Equity. Close to 10% CAP Rate! Exceptional opportunity to own a fully renovated triplex in Miami’s fast-growing Pinewood neighborhood. All violations have been cleared by the seller, making this a true turnkey investment. Total monthly income of $6,975. Each unit showcases modern finishes, stainless steel appliances, and elegant bathrooms. Situated on a corner lot within a federally designated Opportunity Zone, the property offers attractive tax incentives and strong appreciation potential. Just minutes from major highways, shopping, and downtown Miami, this property is a perfect fit for both new and experi

Key facts

• Elegant bathrooms
• Modern finishes
• Corner lot

Tags

• FULLY RENOVATED TRIPLEX
• MODERN FINISHES
• STAINLESS STEEL APPLIANCES
• ELEGANT BATHROOMS
• CORNER LOT

Property features AI

Finance

• Other: Rent includes sewer, trash collection, and water
• Financial info: Some units are leased (current rents noted per unit type)

Exterior

• Parking: On-street parking; Total of 4 parking spaces
• Utilities: Public sewer; Cable not available
• Home design: Single-story building; Shingle roof; Block construction; Effective year built
• Construction: Block construction; Shingle roof; Built (effective year)
• Exterior features: Fence; Corner lot; Less than quarter acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Kitchen in each unit
• Bedrooms: Two-bedroom units (multiple units); One-bedroom units (multiple units); Three-bedroom units (multiple units)
• Flooring: Tile
• Bathrooms: One-bathroom units (multiple units); Two-bathroom units (multiple units)
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Tile flooring; Family room; Smoke detector
• Laundry & utility: Washer; Dryer; Electric meter

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $745k.

Deal economics

• At list price, monthly cash flow is $-409 ($-5k/yr) — negative. Per door: $-136/mo.
• To cash-flow at today's rent, offer at most $673k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $594k (20.3% below list).
• Recommended offer: $594k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#124 in FL, #1,871 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: employment D, amenities 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 (-0.8%/yr); 179 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 $5,938/mo this rent would consume 174% of the median local household income ($41k/yr) (locally 2384% 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 $22k 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 232 days — a 12% lower offer ($656k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 12y ago; this cycle's ask has dropped $154k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $593,800 (20.3% 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 232 days. Have you received any prior offers? Is the seller open to a 20% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.5

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-164,118
• Equity at exit: $111,082

10-year hold

• IRR: -29.4%
• Equity multiple: -0.17×
• Total profit: $-243,468
• Equity at exit: $64,414

Cash invested: $208,600 (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 33150

• Rents YoY: -0.8%
• Active inventory: 179
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $5,938 medium
• Mortgage (P&I): −$3,907
• Tax from tax record: −$883 /mo · $10,594/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,247
• Net cashflow: $-409

Break-even live

Break-even rent $6,456

Max offer price $672,737

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$5,937
Total (3 units)			$5,938

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $745,000 Active 232 DOM
2. 2026-06-17
   days on market $745,000 Active 231 DOM
3. 2026-06-16
   days on market $745,000 Active 230 DOM
4. 2026-06-15
   days on market $745,000 Active 229 DOM
5. 2026-06-13
   days on market $745,000 Active 227 DOM
6. 2026-06-09
   days on market $745,000 Active 223 DOM
7. 2026-06-08
   pricedays on market $745,000 Active 222 DOM
8. 2026-06-08
   days on market $750,000 Active 221 DOM
9. 2026-06-04
   days on market $750,000 Active 218 DOM
10. 2026-06-03
    days on market $750,000 Active 217 DOM
11. 2026-06-02
    days on market $750,000 Active 216 DOM
12. 2026-06-01
    days on market $750,000 Active 215 DOM
13. 2026-05-31
    days on market $750,000 Active 214 DOM
14. 2026-04-28
    price $750,000
15. 2026-04-20
    price $745,000
16. 2026-04-15
    status Active
17. 2026-04-02
    soldstatus $835,000
18. 2026-03-27
    status Pending
19. 2026-02-13
    price $749,000
20. 2026-02-03
    price $789,000
21. 2026-01-14
    price $794,999
22. 2026-01-05
    price $795,000
23. 2026-01-02
    price $825,000
24. 2025-12-15
    price $850,000
25. 2025-12-15
    price $899,900
26. 2025-10-10
    historical
27. 2025-10-09
    listed $898,900 Active
28. 2025-10-04
    price $898,900
29. 2025-09-04
    listed $899,000 Active
30. 2025-04-18
    price $888,000
31. 2025-04-01
    price $890,000
32. 2025-03-30
    price $920,000
33. 2025-03-23
    listed $899,000 Active
34. 2024-11-07
    soldstatus $835,000
35. 2024-10-24
    soldstatus $835,000 Closed
36. 2024-08-20
    status Active
37. 2024-07-19
    historical Active Under Contract
38. 2024-06-06
    price $849,000
39. 2024-03-15
    listed $850,000 Active
40. 2024-03-13
    historical
41. 2024-03-01
    price $849,999
42. 2023-11-07
    listed $875,000 Active
43. 2023-11-01
    historical
44. 2023-10-19
    price $875,000
45. 2023-09-21
    price $885,000
46. 2023-07-25
    listed $899,000 Active
47. 2023-06-20
    historical
48. 2023-05-02
    listed $899,000 Active
49. 2022-05-09
    soldstatus $325,000
50. 2022-04-27
    soldstatus $325,000

ⓘ 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: $10,594 · $883/mo
• Projected year-2 tax: $10,594 · $883/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) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,256
• − Mortgage interest: −$41,732
• − Property taxes: −$10,594
• − Insurance: −$3,725
• − Repairs & maintenance: −$5,700
• − Management: −$5,700
• − Depreciation: −$21,673
• Taxable loss: −$17,868
• Est. tax savings @ 24.0%: +$4,288
• After-tax cash flow: $-620/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 — Pinewood

• Score: 80/100
• State rank: #124
• US rank: #1871

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: Pinewood, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,974
• Household income: $40,873
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 2384.0

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 Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 30% Two or more races 13% White 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 7% Dominican 2%
• Common ancestry: Hispanic 27%
• Foreign-born: 42% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 30% French/Haitian/Cajun 27% Other Indo-European 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: ▼ -359.01%
• Current HPI: 552.392
• Rent YoY: ▼ -0.78%
• 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

+809.1% since first listed

51 events — show timeline

• 2026-04-28 Price Changed $750,000 MARMLS
• 2026-04-20 Price Changed $745,000 MARMLS
• 2026-04-15 Relisted — MARMLS
• 2026-04-02 Sold (Public Records) $835,000 Public Records
• 2026-03-27 Pending — MARMLS
• 2026-02-13 Price Changed $749,000 MARMLS
• 2026-02-03 Price Changed $789,000 MARMLS
• 2026-01-14 Price Changed $794,999 MARMLS
• 2026-01-05 Price Changed $795,000 MARMLS
• 2026-01-02 Price Changed $825,000 MARMLS
• 2025-12-15 Price Changed $850,000 MARMLS
• 2025-12-15 Price Changed $899,900 MARMLS
• 2025-10-10 Listing Removed — MARMLS
• 2025-10-09 Listed $898,900 MARMLS
• 2025-10-04 Price Changed $898,900 MARMLS
• 2025-09-04 Listed $899,000 MARMLS
• 2025-04-18 Price Changed $888,000 MARMLS
• 2025-04-01 Price Changed $890,000 MARMLS
• 2025-03-30 Price Changed $920,000 MARMLS
• 2025-03-23 Listed $899,000 MARMLS
• 2024-11-07 Sold (Public Records) $835,000 Public Records
• 2024-10-24 Sold (MLS) $835,000 MARMLS
• 2024-08-20 Relisted — MARMLS
• 2024-07-19 Contingent — MARMLS
• 2024-06-06 Price Changed $849,000 MARMLS
• 2024-03-15 Listed $850,000 MARMLS
• 2024-03-13 Listing Removed — MARMLS
• 2024-03-01 Price Changed $849,999 MARMLS
• 2023-11-07 Listed $875,000 MARMLS
• 2023-11-01 Listing Removed — MARMLS
• 2023-10-19 Price Changed $875,000 MARMLS
• 2023-09-21 Price Changed $885,000 MARMLS
• 2023-07-25 Listed $899,000 MARMLS
• 2023-06-20 Listing Removed — MARMLS
• 2023-05-02 Listed $899,000 MARMLS
• 2022-05-09 Sold (Public Records) $325,000 Public Records
• 2022-04-27 Sold (MLS) $325,000 Beaches MLS
• 2021-12-23 Listed $399,000 Beaches MLS
• 2021-08-02 Listing Removed — MARMLS
• 2021-07-30 Relisted — MARMLS
• 2021-04-01 Relisted — MARMLS
• 2020-10-07 Price Changed $309,900 MARMLS
• 2020-09-14 Listed $320,000 MARMLS
• 2019-06-13 Listing Removed — MARMLS
• 2019-02-04 Listed $299,900 MARMLS
• 2016-10-03 Sold (Public Records) $138,000 Public Records
• 2015-10-27 Listing Removed — MARMLS
• 2015-07-08 Sold (Public Records) $87,100 Public Records
• 2015-04-29 Price Changed $117,000 MARMLS
• 2014-11-13 Listed $190,000 MARMLS
• 1999-10-20 Sold (Public Records) $82,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $10,594 · +33.0% YoY. Source: county tax records.