7625 NW 4th Ct · Miami, FL 33150

$850,000

2 bd · 1.0 ba · 1,052 sqft · MultiFamily public records · 73 Days on market

Built 1957

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.4/10.0
• DSCR +0.8/10.0
• 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

Discover this stunning triplex featuring three unique living units! - Unit 7625: 4 bedrooms, 2 bathrooms, in-unit washer and dryer - Unit 7627: 2 bedrooms, 1 bathroom - Unit 7629:1 bedroom, 1 bathroom This property, with a total living area of 2,108 sqft, sits on a spacious 7,600 sqft lot. Enjoy the convenience of new impact windows and doors, a brand-new 2024 shingle roof, and a freshly painted exterior. Separate FPL meters! Lots of potential to increase rent to market price. Ideally located minutes from the highway, downtown, and the beach, this triplex offers the perfect blend of comfort and accessibility.

Key facts

• New impact windows
• New shingle roof
• 4 parking spots

Tags

• TRIPLEX INVESTMENT OPPORTUNITY
• DISTINCT LIVING UNITS
• IN-UNIT WASHER AND DRYER
• NEW IMPACT WINDOWS
• NEW SHINGLE ROOF
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Rent includes gardener, sewer and water for applicable rentals
• Financial info: Some units are leased; units report actual rents of $1,800, $1,900 and $2,500; One unit is month-to-month

Exterior

• Parking: Total of 4 parking spaces (combination of on-street and designated spaces)
• Utilities: Public sewer; Cable available
• Home design: Single-story building; Block and stucco construction; Shingle roof
• Construction: Block construction with stucco finish; Shingle roof; Year built: Unknown
• Exterior features: On-street parking and parking spaces; Patio/porch; Less than quarter acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Other appliances included
• Bedrooms: One 1-bedroom unit (ground level not specified); Two 2-bedroom units (ground level not specified); Two 3-bedroom units (ground level not specified)
• Flooring: Terrazzo; Tile
• Bathrooms: One 1-bath unit; Two 2-bath units; Two 2-full-bath units
• Heating & cooling: Central heating; Central air conditioning; Individual air conditioning units in some units
• Interior features: Terrazzo and tile flooring; Family room; Patio/porch; Florida room; Laundry room
• Laundry & utility: Washer; Washer/dryer hookups; Laundry room

What this means for you Summary

Snapshot

• This is a 1×4bd/2ba + 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative. Per door: $-474/mo.
• To cash-flow at today's rent, offer at most $599k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $547k (35.7% below list).
• Recommended offer: $547k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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.
• 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 $5,469/mo this rent would consume 161% 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 $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 73 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $715k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $546,900 (35.7% 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 73 days. Have you received any prior offers? Is the seller open to a 36% 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 1957 — 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. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.64% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.17%
• DSCR: 0.68
• GRM: 13.0

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: -32.0%
• Equity multiple: -0.03×
• Total profit: $-244,386
• Equity at exit: $126,738

10-year hold

• IRR: -57.4%
• Equity multiple: -0.64×
• Total profit: $-391,432
• 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 33150

• Rents YoY: -0.8%
• Active inventory: 179
• Price-to-rent: 33.0×

Monthly cashflow live

• Estimated rent: $5,469 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$932 /mo · $11,181/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,148
• Net cashflow: $-1,423

Break-even live

Break-even rent $7,270

Max offer price $598,641

Occupancy floor —

Sensitivity live

Price	-10% $-942	-5% $-1,182	+0% $-1,423	+5% $-1,663	+10% $-1,904
Rent	-10% $-1,855	-5% $-1,639	+0% $-1,423	+5% $-1,207	+10% $-991
Rate	-1.0pp $-995	-0.5pp $-1,207	base $-1,423	+0.5pp $-1,643	+1.0pp $-1,867

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

Units	Beds	Baths	Est. rent
1× unit	4	2	$2,144
1× unit	2	1	$1,756
1× unit	1	1	$1,569
Total (3 units)			$5,469

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 31 events

1. 2026-06-18
   days on market $850,000 Active 73 DOM
2. 2026-06-17
   days on market $850,000 Active 72 DOM
3. 2026-06-16
   days on market $850,000 Active 71 DOM
4. 2026-06-15
   days on market $850,000 Active 70 DOM
5. 2026-06-13
   days on market $850,000 Active 68 DOM
6. 2026-06-09
   days on market $850,000 Active 64 DOM
7. 2026-06-08
   days on market $850,000 Active 63 DOM
8. 2026-06-07
   days on market $850,000 Active 62 DOM
9. 2026-06-04
   days on market $850,000 Active 59 DOM
10. 2026-06-03
    days on market $850,000 Active 58 DOM
11. 2026-06-02
    days on market $850,000 Active 57 DOM
12. 2026-06-01
    days on market $850,000 Active 56 DOM
13. 2026-05-31
    days on market $850,000 Active 55 DOM
14. 2026-04-06
    listed $850,000 Active
15. 2025-10-28
    historical $1,950
16. 2025-07-23
    price $1,950
17. 2025-07-02
    listed $2,100
18. 2025-02-21
    historical $2,100
19. 2024-12-31
    listed $2,100
20. 2024-10-08
    soldstatus $715,000
21. 2024-10-01
    soldstatus $715,000 Closed 625-char remark

    Show marketing remark (625 chars)

    Discover this stunning triplex featuring three unique living units! - Unit 7625: 4 bedrooms, 2 bathrooms, in-unit washer and dryer - Unit 7627: 2 bedrooms, 1 bathroom - Unit 7629:1 bedroom, 1 bathroom This property, with a total living area of 2,108 sqft, sits on a spacious 7,600 sqft lot. Enjoy the convenience of new impact windows and doors, a brand-new 2024 shingle roof, and a freshly painted exterior. Separate FPL meters! Lots of potential to increase rent to market price. Ideally located minutes from the highway, downtown, and the beach, this triplex offers the perfect blend of comfort and accessibility.

22. 2024-08-23
    status Pending 625-char remark

    Show marketing remark (625 chars)

    Discover this stunning triplex featuring three unique living units! - Unit 7625: 4 bedrooms, 2 bathrooms, in-unit washer and dryer - Unit 7627: 2 bedrooms, 1 bathroom - Unit 7629:1 bedroom, 1 bathroom This property, with a total living area of 2,108 sqft, sits on a spacious 7,600 sqft lot. Enjoy the convenience of new impact windows and doors, a brand-new 2024 shingle roof, and a freshly painted exterior. Separate FPL meters! Lots of potential to increase rent to market price. Ideally located minutes from the highway, downtown, and the beach, this triplex offers the perfect blend of comfort and accessibility.

23. 2024-07-22
    status Active 625-char remark

    Show marketing remark (625 chars)

    Discover this stunning triplex featuring three unique living units! - Unit 7625: 4 bedrooms, 2 bathrooms, in-unit washer and dryer - Unit 7627: 2 bedrooms, 1 bathroom - Unit 7629:1 bedroom, 1 bathroom This property, with a total living area of 2,108 sqft, sits on a spacious 7,600 sqft lot. Enjoy the convenience of new impact windows and doors, a brand-new 2024 shingle roof, and a freshly painted exterior. Separate FPL meters! Lots of potential to increase rent to market price. Ideally located minutes from the highway, downtown, and the beach, this triplex offers the perfect blend of comfort and accessibility.

24. 2024-07-05
    listed $750,000 Active 625-char remark

    Show marketing remark (625 chars)

    Discover this stunning triplex featuring three unique living units! - Unit 7625: 4 bedrooms, 2 bathrooms, in-unit washer and dryer - Unit 7627: 2 bedrooms, 1 bathroom - Unit 7629:1 bedroom, 1 bathroom This property, with a total living area of 2,108 sqft, sits on a spacious 7,600 sqft lot. Enjoy the convenience of new impact windows and doors, a brand-new 2024 shingle roof, and a freshly painted exterior. Separate FPL meters! Lots of potential to increase rent to market price. Ideally located minutes from the highway, downtown, and the beach, this triplex offers the perfect blend of comfort and accessibility.

25. 2019-04-12
    soldstatus $375,000
26. 2019-04-08
    soldstatus $390,000 258-char remark

    Show marketing remark (258 chars)

    Property is in great shape. This three unit property offers a 3 bedroom home with 2 baths and a connected 1/1 duplex. Large land space available to tenants and ample parking for all units. Property is newly painted and offers flooring in wonderful condition.

27. 2018-08-09
    listed $390,000 258-char remark

    Show marketing remark (258 chars)

    Property is in great shape. This three unit property offers a 3 bedroom home with 2 baths and a connected 1/1 duplex. Large land space available to tenants and ample parking for all units. Property is newly painted and offers flooring in wonderful condition.

28. 1998-12-10
    soldstatus $120,000
29. 1998-11-13
    soldstatus $78,000
30. 1989-11-28
    soldstatus $70,300
31. 1984-07-01
    soldstatus $120,000

ⓘ 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: $11,181 · $932/mo
• Projected year-2 tax: $11,181 · $932/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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 30 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: $65,628
• − Mortgage interest: −$47,613
• − Property taxes: −$11,181
• − Insurance: −$4,250
• − Repairs & maintenance: −$5,250
• − Management: −$5,250
• − Depreciation: −$24,727
• Taxable loss: −$32,644
• Est. tax savings @ 24.0%: +$7,835
• After-tax cash flow: $-9,240/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): 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

+608.3% since first listed

18 events — show timeline

• 2026-04-06 Listed $850,000 MARMLS
• 2025-10-28 Rental Removed $1,950 MARMLS
• 2025-07-23 Price Changed $1,950 MARMLS
• 2025-07-02 Listed for Rent $2,100 MARMLS
• 2025-02-21 Rental Removed $2,100 MARMLS
• 2024-12-31 Listed for Rent $2,100 MARMLS
• 2024-10-08 Sold (Public Records) $715,000 Public Records
• 2024-10-01 Sold (MLS) $715,000 MARMLS
• 2024-08-23 Pending — MARMLS
• 2024-07-22 Relisted — MARMLS
• 2024-07-05 Listed $750,000 MARMLS
• 2019-04-12 Sold (Public Records) $375,000 Public Records
• 2019-04-08 Sold (MLS) $390,000 MARMLS
• 2018-08-09 Listed $390,000 MARMLS
• 1998-12-10 Sold (Public Records) $120,000 Public Records
• 1998-11-13 Sold (Public Records) $78,000 Public Records
• 1989-11-28 Sold (Public Records) $70,300 Public Records
• 1984-07-01 Sold (Public Records) $120,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $11,181 · +23.5% YoY. Source: county tax records.