1168 NW 41st St · Miami, FL 33127

$205,000

1 bd · 1.0 ba · 748 sqft · SingleFamily public records · 18 Days on market

Built 1926 4,833 sqft lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.8/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this centrally located single-family residence in the heart of Miami! Enjoy a spacious, fully fenced backyard, perfect for entertaining, pets, gardening, or creating your own private outdoor retreat. Unbeatable location just minutes from Wynwood, Downtown Miami, the Design District, and Midtown, with Miami International Airport, Port of Miami, and Jackson & UM Hospitals all less than 10 minutes away. Convenient access to I-95 makes commuting a breeze. Close to beaches, top shopping destinations, parks, restaurants, and grocery stores. A rare opportunity to own a home with outdoor space and incredible proximity to Miami’s most vibrant neighborhoods and lifestyle amenit

Key facts

• Close to parks
• Close to restaurants
• Outdoor space

Tags

• FULLY FENCED BACKYARD
• OUTDOOR SPACE
• CONVENIENT ACCESS TO I-95
• CLOSE TO BEACHES
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising (+2.3%/yr); 295 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 $2,293/mo this rent would consume 67% of the median local household income ($41k/yr) (locally 2523% 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 $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 $71k; list at $205k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1926 — 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-22,265
• Equity at exit: $30,566

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-9,518
• Equity at exit: $17,725

Cash invested: $57,400 (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 33127

• Home prices YoY: -30.1%
• Rents YoY: 2.3%
• Active inventory: 295
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,293 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$455 /mo · $5,456/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $196

Break-even live

Break-even rent $2,044

Max offer price $205,000

Occupancy floor 86%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2025-12-10
   status Pending
2. 2025-11-22
   listed $205,000 Active
3. 2024-04-03
   status Pending
4. 2024-04-03
   historical
5. 2024-02-26
   listed $290,000 Active
6. 2024-02-21
   historical
7. 2024-02-05
   price $285,000
8. 2024-02-05
   status Active
9. 2023-09-25
   historical Active Under Contract
10. 2023-09-18
    status Active
11. 2023-09-06
    status Pending
12. 2023-08-31
    status Active
13. 2023-08-01
    historical Active Under Contract
14. 2023-07-14
    listed $250,000 Active
15. 2022-12-31
    historical
16. 2022-12-27
    status Active
17. 2022-12-20
    historical Active Under Contract
18. 2022-11-16
    status Active
19. 2022-11-16
    price $249,999
20. 2022-11-14
    historical Active Under Contract
21. 2022-08-23
    price $298,000
22. 2022-06-06
    listed $299,999 Active
23. 2002-08-12
    soldstatus $71,000
24. 2002-02-26
    soldstatus $52,000
25. 2001-11-02
    soldstatus $44,500
26. 1999-10-28
    soldstatus $67,000
27. 1997-08-01
    soldstatus $43,000

ⓘ 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: $5,456 · $455/mo
• Projected year-2 tax: $5,456 · $455/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 ≥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: $27,513
• − Mortgage interest: −$11,483
• − Property taxes: −$5,456
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$5,964
• Taxable loss: −$817
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $2,550/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): 26,786
• Household income: $41,230
• Rent vs Own: 73.1% rent · 26.9% own
• Severe rent burden: 2523.0

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 (55%)
• Race & ethnicity: Hispanic / Latino 55% Black 39% Two or more races 30% White 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 9% Dominican 5%
• Common ancestry: Hispanic 11%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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: ▼ -293.00%
• Current HPI: 680.1845
• Rent YoY: ▲ 2.26%
• 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

+376.7% since first listed

27 events — show timeline

• 2025-12-10 Pending — MARMLS
• 2025-11-22 Listed $205,000 MARMLS
• 2024-04-03 Pending — MARMLS
• 2024-04-03 Listing Removed — MARMLS
• 2024-02-26 Listed $290,000 MARMLS
• 2024-02-21 Listing Removed — MARMLS
• 2024-02-05 Price Changed $285,000 MARMLS
• 2024-02-05 Relisted — MARMLS
• 2023-09-25 Contingent — MARMLS
• 2023-09-18 Relisted — MARMLS
• 2023-09-06 Pending — MARMLS
• 2023-08-31 Relisted — MARMLS
• 2023-08-01 Contingent — MARMLS
• 2023-07-14 Listed $250,000 MARMLS
• 2022-12-31 Listing Removed — MARMLS
• 2022-12-27 Relisted — MARMLS
• 2022-12-20 Contingent — MARMLS
• 2022-11-16 Relisted — MARMLS
• 2022-11-16 Price Changed $249,999 MARMLS
• 2022-11-14 Contingent — MARMLS
• 2022-08-23 Price Changed $298,000 MARMLS
• 2022-06-06 Listed $299,999 MARMLS
• 2002-08-12 Sold (Public Records) $71,000 Public Records
• 2002-02-26 Sold (Public Records) $52,000 Public Records
• 2001-11-02 Sold (Public Records) $44,500 Public Records
• 1999-10-28 Sold (Public Records) $67,000 Public Records
• 1997-08-01 Sold (Public Records) $43,000 Public Records

Property tax history

+21.0%/yr

Latest (2025): $5,456 · +5.8% YoY. Source: county tax records.