427 NE 160th St · Golden Glades, FL 33162

$540,000

3 bd · 2.0 ba · 1,822 sqft · SingleFamily public records

Built 1958 9,450 sqft lot Est $574k · 6% 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).

• Cash flow +13.2/30.0
• ARV discount +10.2/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE 3/2 IN MIAMI, REQUIRE THIRD PARTY APPROVAL. .. ALL COMMISSION SPLIT 50/50

Key facts

• 9,450 sq ft lot
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $-8 ($-95/yr) — negative.
• To cash-flow at today's rent, offer at most $539k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (15.4% below list).
• Recommended offer: $457k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; 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 (-1.6%/yr); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,569/mo this rent would consume 90% of the median local household income ($61k/yr) (locally 2509% 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 $4k of loan paydown is wiped out by about $16k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $82k; list at $540k implies a 559% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $456,917 (15.4% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $573,930
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 NE 162nd St	0.20mi	3/2.0	1,601 (-12%)	6mo	$505,000	$315	65
800 NE 155th Ter	0.56mi	3/2.5	1,689 (-7%)	9mo	$650,000	$385	52
711 NE 170th St	0.75mi	4/3.0 (+1)	1,702 (-7%)	9mo	$504,000	$296	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-101,398
• Equity at exit: $80,516

10-year hold

• IRR: -20.4%
• Equity multiple: 0.07×
• Total profit: $-140,697
• Equity at exit: $46,689

Cash invested: $151,200 (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 33162

• Rents YoY: -1.6%
• Active inventory: 284
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,569 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$561 /mo · $6,729/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $-8

Break-even live

Break-even rent $4,579

Max offer price $538,605

Occupancy floor 95%

Sensitivity live

Price	-10% $298	-5% $145	+0% $-8	+5% $-161	+10% $-314
Rent	-10% $-369	-5% $-188	+0% $-8	+5% $173	+10% $353
Rate	-1.0pp $264	-0.5pp $129	base $-8	+0.5pp $-148	+1.0pp $-290

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-10-29
   historical
2. 2025-07-31
   listed $540,000
3. 2014-01-06
   soldstatus $82,000
4. 2014-01-03
   soldstatus $82,000 Sold 84-char remark

   Show marketing remark (84 chars)

   SHORT SALE 3/2 IN MIAMI, REQUIRE THIRD PARTY APPROVAL. .. ALL COMMISSION SPLIT 50/50

5. 2013-07-25
   status Pending 84-char remark

   Show marketing remark (84 chars)

   SHORT SALE 3/2 IN MIAMI, REQUIRE THIRD PARTY APPROVAL. .. ALL COMMISSION SPLIT 50/50

6. 2013-07-23
   listed $65,000 Active 84-char remark

   Show marketing remark (84 chars)

   SHORT SALE 3/2 IN MIAMI, REQUIRE THIRD PARTY APPROVAL. .. ALL COMMISSION SPLIT 50/50

7. 2012-07-24
   listed $125,000
8. 2002-07-02
   soldstatus $135,000
9. 1994-03-10
   soldstatus $87,500
10. 1988-01-01
    soldstatus $75,000

ⓘ 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: $6,729 · $561/mo
• Projected year-2 tax: $6,729 · $561/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,830
• − Mortgage interest: −$30,248
• − Property taxes: −$6,729
• − Insurance: −$2,700
• − Repairs & maintenance: −$4,386
• − Management: −$4,386
• − Depreciation: −$15,709
• Taxable loss: −$9,329
• Est. tax savings @ 24.0%: +$2,239
• After-tax cash flow: $2,144/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 46,606
• Household income: $60,692
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 2509.0

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 0.62)
• Race & ethnicity: Black 53% Hispanic / Latino 30% Two or more races 15% White 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 31% Romanian 1% Scotch-Irish 1%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · French/Haitian/Cajun 35% Spanish 30% Other Indo-European 2%

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: ▼ -445.57%
• Current HPI: 596.6178
• Rent YoY: ▼ -1.59%
• 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

+620.0% since first listed

10 events — show timeline

• 2025-10-29 Listing Removed — Beaches MLS
• 2025-07-31 Listed $540,000 Beaches MLS
• 2014-01-06 Sold (Public Records) $82,000 Public Records
• 2014-01-03 Sold (MLS) $82,000 MARMLS
• 2013-07-25 Pending — MARMLS
• 2013-07-23 Listed $65,000 MARMLS
• 2012-07-24 Listed $125,000 MARMLS
• 2002-07-02 Sold (Public Records) $135,000 Public Records
• 1994-03-10 Sold (Public Records) $87,500 Public Records
• 1988-01-01 Sold (Public Records) $75,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $6,729 · -3.9% YoY. Source: county tax records.