314 NE 142nd St Unit 16C · Golden Glades, FL 33161

$275,000

2 bd · 2.0 ba · 1,200 sqft · Townhouse public records · 91 Days on market

Built 1972 Est $220k · 25% over $385/mo HOA · 10% of rent

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +9.2/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Experience the charm and elegance of this fully remodeled 2-bedroom, 2-bathroom property in the Arbour Townhouse community. Offering 1,200 sq ft of beautifully designed living space, this home features an open, bright layout with ample natural light. Enjoy the privacy of your own backyard, perfect for relaxation or hosting gatherings. The property includes an assigned parking space, guest parking, and a utility room. Conveniently located near shopping, schools, and major highways, this home is ideal for first-time buyers or investors. Please note that some images have been professionally edited through a photoshoot to highlight the property's features.

Key facts

• Fully remodeled
• Own backyard
• Open bright layout

Tags

• FULLY REMODELED
• OPEN BRIGHT LAYOUT
• OWN BACKYARD
• ASSIGNED PARKING SPACE
• UTILITY ROOM
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Lease considered; No pet restrictions
• HOA & community: Monthly association fee; Association fee covers ground and structure maintenance, sewer, and trash

Exterior

• Parking: Assigned parking; Two or more parking spaces
• Security: Security/high-impact doors; Fire alarm; Smoke detectors
• Utilities: Central heating and cooling; Electric water heater
• Home design: Single-story; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Security/high-impact doors; Fire alarm; Smoke detectors

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Den
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Dual sinks; Tub with shower
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $3,917/mo this rent would consume 81% 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 $2k of loan paydown is wiped out by about $8k 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 91 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $105k; list at $275k implies a 162% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 1.42% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $219,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14204 NE 3rd Ct Unit 8C	0.03mi	3/2.0 (+1)	1,200 (0%)	4mo	$219,000	$183	90
14214 NE 2nd Ct Unit 4B	0.11mi	2/2.0	1,182 (-2%)	12mo	$120,000	$102	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.60×
• Total profit: $-31,132
• Equity at exit: $41,003

10-year hold

• IRR: -9.8%
• Equity multiple: 0.51×
• Total profit: $-37,849
• Equity at exit: $23,777

Cash invested: $77,000 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,917 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$385
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $382

Break-even live

Break-even rent $3,433

Max offer price $275,000

Occupancy floor 85%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: parking

Listing history 21 events

1. 2026-06-18
   days on market $275,000 Active 91 DOM
2. 2026-06-17
   days on market $275,000 Active 90 DOM
3. 2026-06-16
   days on market $275,000 Active 89 DOM
4. 2026-06-15
   days on market $275,000 Active 88 DOM
5. 2026-06-13
   pricedays on market $275,000 Active 86 DOM
6. 2026-06-09
   days on market $285,000 Active 82 DOM
7. 2026-06-08
   days on market $285,000 Active 81 DOM
8. 2026-06-07
   days on market $285,000 Active 80 DOM
9. 2026-06-04
   days on market $285,000 Active 77 DOM
10. 2026-06-03
    days on market $285,000 Active 76 DOM
11. 2026-06-02
    days on market $285,000 Active 75 DOM
12. 2026-06-01
    days on market $285,000 Active 74 DOM
13. 2026-05-31
    days on market $285,000 Active 73 DOM
14. 2026-03-19
    listed $285,000 Active
15. 2025-10-31
    historical
16. 2025-07-22
    price $285,000
17. 2025-04-24
    price $295,000
18. 2025-04-11
    listed $305,000 Active
19. 2005-03-25
    soldstatus $105,000
20. 2004-10-29
    soldstatus $97,000
21. 1972-12-01
    soldstatus $28,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $47,003
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$6,494
• − Repairs & maintenance: −$3,760
• − Management: −$3,760
• − HOA: −$4,620
• − Depreciation: −$8,000
• Taxable income: $839
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $4,387/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
• 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

+903.5% since first listed

8 events — show timeline

• 2026-03-19 Listed $285,000 MARMLS
• 2025-10-31 Listing Removed — MARMLS
• 2025-07-22 Price Changed $285,000 MARMLS
• 2025-04-24 Price Changed $295,000 MARMLS
• 2025-04-11 Listed $305,000 MARMLS
• 2005-03-25 Sold (Public Records) $105,000 Public Records
• 2004-10-29 Sold (Public Records) $97,000 Public Records
• 1972-12-01 Sold (Public Records) $28,400 Public Records

Property tax history

+1.9%/yr

Latest (2025): $451 · +2.2% YoY. Source: county tax records.