14615 NE 14th Ave · Golden Glades, FL 33161

$695,000

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 50 Days on market

Built 1968

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

WOW WOW THIS LOVELY DUPLEX IN BOTH UNITS 2 BEDROOMS , PLUS DEN , 1 BATHROOMS EACH UNIT HAS TILED FLOOR . ROOF HAVE BEEN REPLACED IN THE LAST 3 YEARS , GREAT LOCATION CLOSE TO THE PUBLIC TRANSPORTATION , MAJOR SHOPS AND SCHOOLS.

Key facts

• Fresh coat of paint
• Newer pitched roof
• Corner duplex

Tags

• CORNER DUPLEX
• FENCED-IN YARD
• NEWER PITCHED ROOF
• UPGRADED WINDOWS
• FRESH COAT OF PAINT

Property features AI

Finance

• Financial info: Rent includes gardener; Units are month-to-month; Two units currently rent for $2,250 each

Exterior

• Parking: 6 parking spaces (open)
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Block construction; Built-up and shingle roof; Effective year built
• Exterior features: Open parking; Less than a quarter acre lot

Interior

• Kitchen: Each unit includes a range and refrigerator
• Bedrooms: Two 2-bedroom units
• Flooring: Terrazzo; Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Terrazzo and tile flooring; Den
• Laundry & utility: Electric meter; Circuit breaker

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive. Per door: $340/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $695k).
• Recommended offer: $674k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,213/mo this rent would consume 148% of the median local household income ($58k/yr) (locally 3226% 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 $21k 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 50 days — a 3% lower offer ($674k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $585k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $674,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.0

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-90,228
• Equity at exit: $103,627

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-103,539
• Equity at exit: $60,091

Cash invested: $194,600 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $7,213 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$658 /mo · $7,894/yr
• Insurance: −$290
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,515
• Net cashflow: $680

Break-even live

Break-even rent $6,353

Max offer price $695,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,212
Total (2 units)			$7,213

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $695,000 Active 50 DOM
2. 2026-06-17
   days on market $695,000 Active 49 DOM
3. 2026-06-16
   days on market $695,000 Active 48 DOM
4. 2026-06-15
   days on market $695,000 Active 47 DOM
5. 2026-06-13
   days on market $695,000 Active 45 DOM
6. 2026-06-09
   days on market $695,000 Active 41 DOM
7. 2026-06-08
   days on market $695,000 Active 40 DOM
8. 2026-06-07
   days on market $695,000 Active 39 DOM
9. 2026-06-04
   days on market $695,000 Active 36 DOM
10. 2026-06-03
    days on market $695,000 Active 35 DOM
11. 2026-06-02
    days on market $695,000 Active 34 DOM
12. 2026-06-01
    days on market $695,000 Active 33 DOM
13. 2026-05-31
    days on market $695,000 Active 32 DOM
14. 2026-04-28
    listed $695,000 Active
15. 2024-04-16
    soldstatus $585,000
16. 2024-04-10
    soldstatus $585,000 Closed 228-char remark

    Show marketing remark (228 chars)

    WOW WOW THIS LOVELY DUPLEX IN BOTH UNITS 2 BEDROOMS , PLUS DEN , 1 BATHROOMS EACH UNIT HAS TILED FLOOR . ROOF HAVE BEEN REPLACED IN THE LAST 3 YEARS , GREAT LOCATION CLOSE TO THE PUBLIC TRANSPORTATION , MAJOR SHOPS AND SCHOOLS.

17. 2024-03-27
    price $627,999 228-char remark

    Show marketing remark (228 chars)

    WOW WOW THIS LOVELY DUPLEX IN BOTH UNITS 2 BEDROOMS , PLUS DEN , 1 BATHROOMS EACH UNIT HAS TILED FLOOR . ROOF HAVE BEEN REPLACED IN THE LAST 3 YEARS , GREAT LOCATION CLOSE TO THE PUBLIC TRANSPORTATION , MAJOR SHOPS AND SCHOOLS.

18. 2023-11-30
    listed $650,000 Active 228-char remark

    Show marketing remark (228 chars)

    WOW WOW THIS LOVELY DUPLEX IN BOTH UNITS 2 BEDROOMS , PLUS DEN , 1 BATHROOMS EACH UNIT HAS TILED FLOOR . ROOF HAVE BEEN REPLACED IN THE LAST 3 YEARS , GREAT LOCATION CLOSE TO THE PUBLIC TRANSPORTATION , MAJOR SHOPS AND SCHOOLS.

19. 2023-11-29
    historical $650,000 228-char remark

    Show marketing remark (228 chars)

    WOW WOW THIS LOVELY DUPLEX IN BOTH UNITS 2 BEDROOMS , PLUS DEN , 1 BATHROOMS EACH UNIT HAS TILED FLOOR . ROOF HAVE BEEN REPLACED IN THE LAST 3 YEARS , GREAT LOCATION CLOSE TO THE PUBLIC TRANSPORTATION , MAJOR SHOPS AND SCHOOLS.

20. 2006-12-01
    soldstatus $315,000
21. 2006-11-09
    soldstatus $315,000 366-char remark

    Show marketing remark (366 chars)

    Good money maker in NE N. Miami area, close to public transportation, major shops and schools, minutes to airports and beaches, central air, new wood fence, rent can easily be increased for units are under-rented, separate water meters. See also MLS # M10 80058. Seller would prefer to sell as a package deal, but it is not a must. Please show and sell those units.

22. 2002-07-09
    soldstatus $237,500
23. 1993-07-12
    soldstatus $100,000

ⓘ 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: $7,894 · $658/mo
• Projected year-2 tax: $7,894 · $658/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 6/10 Major FEMA zone AE · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $86,556
• − Mortgage interest: −$38,931
• − Property taxes: −$7,894
• − Insurance: −$8,594
• − Repairs & maintenance: −$6,924
• − Management: −$6,924
• − Depreciation: −$20,218
• Taxable loss: −$2,929
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $8,859/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
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+595.0% since first listed

10 events — show timeline

• 2026-04-28 Listed $695,000 MARMLS
• 2024-04-16 Sold (Public Records) $585,000 Public Records
• 2024-04-10 Sold (MLS) $585,000 MARMLS
• 2024-03-27 Price Changed $627,999 MARMLS
• 2023-11-30 Listed $650,000 MARMLS
• 2023-11-29 Coming Soon $650,000 MARMLS
• 2006-12-01 Sold (Public Records) $315,000 Public Records
• 2006-11-09 Sold (MLS) $315,000 MARMLS
• 2002-07-09 Sold (Public Records) $237,500 Public Records
• 1993-07-12 Sold (Public Records) $100,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $7,894 · +28.0% YoY. Source: county tax records.