1074 NW 27th St · Miami, FL 33127

$796,300

4 bd · 3.0 ba · 2,057 sqft · MultiFamily public records · 52 Days on market

Built 1981

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Renovated duplex. Allapattah. 5 minutes to Wynwood. Unit 1: 3 bed, 2 bath, leased $3,000/mo. Unit 2: 2 bed, 1 bath, fully renovated, available for new tenant or owner-occupant at $2,500/mo market rent. $6,000/mo gross at full occupancy. Quartz counters. Stainless appliances. Tile throughout. Master suite with walk-in closet. Central A/C. Newer roof. 2 electrical meters. Carport parking, 4 spaces. Fenced backyard. Flood Zone X (no flood insurance required). Annual leases with 30-day vacate clauses. House-hack ready: live in one, rent the other. FHA-eligible for owner-occupants. Submit offers via MLS Offers.

Key facts

• Quartz countertops
• Minutes from wynwood
• Central a/c

Tags

• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• CENTRAL A/C
• LARGE FENCED-IN BACKYARD
• MINUTES FROM WYNWOOD

Property features AI

Finance

• Financial info: Rent includes pest control and sewer (if rented)

Exterior

• Parking: 3 parking spaces (total)
• Utilities: Cable not available
• Home design: Single-story home; Block construction; Model: BON AIRE; Effective year built reported
• Construction: Block construction
• Exterior features: Lot smaller than a quarter acre

Interior

• Flooring: Ceramic tile and tile flooring
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile and tile flooring

What this means for you Summary

Snapshot

• This is a 1×3.0bd/2.0ba + 1×2.0bd/1.0ba units multifamily listed at $796k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative. Per door: $-28/mo.
• To cash-flow at today's rent, offer at most $786k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $642k (19.3% below list).
• Recommended offer: $642k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,423/mo this rent would consume 187% 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 $6k of loan paydown is wiped out by about $24k 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 52 days — a 3% lower offer ($772k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 29502% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $288k; list at $796k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $642,300 (19.3% 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 52 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.3

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-137,532
• Equity at exit: $118,731

10-year hold

• IRR: -11.1%
• Equity multiple: 0.35×
• Total profit: $-144,148
• Equity at exit: $68,849

Cash invested: $222,964 (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: 18.5×

Monthly cashflow live

• Estimated rent: $6,423 medium
• Mortgage (P&I): −$4,176
• Tax from tax record: −$623 /mo · $7,480/yr
• Insurance: −$332
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $-57

Break-even live

Break-even rent $6,495

Max offer price $786,264

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
1× unit	3.0	2	$3,578
1× unit	2.0	1	$2,845
Total (2 units)			$6,423

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: $199,075
• Closing costs: $23,889
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 NE 34th St Miami, FL	4.0	5.0	2648	$25,000	$9.44	24d	1	1.39mi
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$18,500	$14.68	2d	13	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $796,300 Active 52 DOM
2. 2026-06-17
   days on market $796,300 Active 51 DOM
3. 2026-06-16
   days on market $796,300 Active 50 DOM
4. 2026-06-15
   days on market $796,300 Active 49 DOM
5. 2026-06-13
   days on market $796,300 Active 47 DOM
6. 2026-06-09
   days on market $796,300 Active 43 DOM
7. 2026-06-08
   days on market $796,300 Active 42 DOM
8. 2026-06-07
   days on market $796,300 Active 41 DOM
9. 2026-06-04
   days on market $796,300 Active 38 DOM
10. 2026-06-03
    days on market $796,300 Active 37 DOM
11. 2026-06-02
    days on market $796,300 Active 36 DOM
12. 2026-06-01
    days on market $796,300 Active 35 DOM
13. 2026-05-31
    days on market $796,300 Active 34 DOM
14. 2026-05-06
    listed $2,690
15. 2026-04-27
    listed $796,300 Active
16. 2021-08-19
    soldstatus $288,000

ⓘ 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: $7,480 · $623/mo
• Projected year-2 tax: $7,480 · $623/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 23 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: $77,076
• − Mortgage interest: −$44,605
• − Property taxes: −$7,480
• − Insurance: −$3,982
• − Repairs & maintenance: −$6,166
• − Management: −$6,166
• − Depreciation: −$23,165
• Taxable loss: −$14,488
• Est. tax savings @ 24.0%: +$3,477
• After-tax cash flow: $2,795/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

-99.1% since first listed

3 events — show timeline

• 2026-05-06 Listed for Rent $2,690 MARMLS
• 2026-04-27 Listed $796,300 MARMLS
• 2021-08-19 Sold (Public Records) $288,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $7,480 · +3.7% YoY. Source: county tax records.