9700 NW 20th Ave · West Little River, FL 33147

$749,000

5 bd · 4.0 ba · 2,880 sqft · MultiFamily public records · 206 Days on market

Built 1954

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 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: 4 units. confirmed

Listing remarks

Fantastic investment opportunity! This well-maintained fourplex features two spacious 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units, all currently generating strong positive cash flow. Located in a highly desirable and stable neighborhood with access to good schools, this property appeals to both long-term tenants and investors seeking consistent returns. Centrally located with easy access to major highways, shopping centers, restaurants, medical facilities, and just minutes from beautiful beaches, this property offers both convenience and lifestyle appeal. Each unit is well-kept with excellent rental history, and the area continues to see steady appreciation, making this a secure

Key facts

• Centrally located
• 4 parking spots
• Built 1954

Tags

• WELL MAINTAINED FOURPLEX
• STRONG POSITIVE CASH FLOW
• HIGHLY DESIRABLE NEIGHBORHOOD
• ACCESS TO GOOD SCHOOLS
• CENTRALLY LOCATED
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Multiple rental units with reported rents: $750 for one unit, $1,200 for other units (units listed as month-to-month)

Exterior

• Parking: Total of 4 parking spaces; Individual parking spaces for units
• Security: Security grill work
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Year built unknown
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One 1-bedroom unit (month-to-month); Two 2-bedroom units (both month-to-month)
• Bathrooms: All units have full bathrooms
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Security grill work; Family room; Florida room
• Laundry & utility: Circuit breaker

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $749k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $348/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $749k).
• Recommended offer: $659k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in West Little River — 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 79/100 on livability (#152 in FL, #2,286 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• 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 (-0.7%/yr); 228 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,085/mo this rent would consume 191% of the median local household income ($51k/yr) (locally 2419% 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 206 days — a 12% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $749k implies a 879% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $659,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.7

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-56,474
• Equity at exit: $111,678

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-26,639
• Equity at exit: $64,760

Cash invested: $209,720 (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 33147

• Home prices YoY: -30.9%
• Rents YoY: -0.7%
• Active inventory: 228
• Price-to-rent: 28.8×

Monthly cashflow live

• Estimated rent: $8,085 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$756 /mo · $9,078/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,698
• Net cashflow: $1,391

Break-even live

Break-even rent $6,325

Max offer price $749,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,334
▸ 2× units	1	1	$3,750
Total (4 units)			$8,085

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $749,000 Active 206 DOM
2. 2026-06-17
   days on market $749,000 Active 205 DOM
3. 2026-06-16
   days on market $749,000 Active 204 DOM
4. 2026-06-15
   days on market $749,000 Active 203 DOM
5. 2026-06-13
   days on market $749,000 Active 201 DOM
6. 2026-06-09
   days on market $749,000 Active 197 DOM
7. 2026-06-08
   days on market $749,000 Active 196 DOM
8. 2026-06-08
   days on market $749,000 Active 195 DOM
9. 2026-06-04
   days on market $749,000 Active 192 DOM
10. 2026-06-03
    days on market $749,000 Active 191 DOM
11. 2026-06-02
    days on market $749,000 Active 190 DOM
12. 2026-06-01
    days on market $749,000 Active 189 DOM
13. 2026-05-31
    days on market $749,000 Active 188 DOM
14. 2025-12-22
    price $749,000
15. 2025-11-24
    listed $850,000 Active
16. 1984-10-01
    soldstatus $76,500

ⓘ 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: $9,078 · $756/mo
• Projected year-2 tax: $9,078 · $756/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $97,020
• − Mortgage interest: −$41,956
• − Property taxes: −$9,078
• − Insurance: −$3,745
• − Repairs & maintenance: −$7,762
• − Management: −$7,762
• − Depreciation: −$21,789
• Taxable income: $4,930
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $15,506/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 — West Little River

• Score: 79/100
• State rank: #152
• US rank: #2286

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: West Little River, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,393
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 50,419
• Household income: $50,704
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 2419.0

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 (52%)
• Race & ethnicity: Hispanic / Latino 52% Black 46% Two or more races 22% White 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Hispanic 5%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 50% French/Haitian/Cajun 5%

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: ▼ -286.84%
• Current HPI: 642.2677
• Rent YoY: ▼ -0.71%
• 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

+879.1% since first listed

3 events — show timeline

• 2025-12-22 Price Changed $749,000 MARMLS
• 2025-11-24 Listed $850,000 MARMLS
• 1984-10-01 Sold (Public Records) $76,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $9,078 · +104.1% YoY. Source: county tax records.