2345 NW 65th St · Gladeview, FL 33147

$619,900

4 bd · 2.0 ba · 1,808 sqft · MultiFamily public records · 27 Days on market

Built 1967

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• 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

This property is a well-maintained duplex featuring two units, each with 2 bedrooms and 2 bathrooms. It presents a fantastic investment opportunity with significant potential for appreciation. One of the units is currently tenant-occupied on a month-to-month lease, providing immediate rental income while allowing for flexibility in management. With its prime location and spacious layout, this duplex is perfect for investors looking to capitalize on the rental market or for those seeking a property with versatile living options.

Key facts

• Fully rented duplex
• Large lot
• 4 parking spots

Tags

• INCOME PRODUCING OPPORTUNITY
• FULLY RENTED DUPLEX
• LARGE LOT
• SEPARATE ELECTRIC METERS
• MULTIFAMILY POTENTIAL

Property features AI

Finance

• Financial info: Two leased 2-bedroom units with rent around $2,400 each; One leased 3-bedroom unit with rent around $2,700

Exterior

• Parking: Total of 4 parking spaces; Parking spaces assigned to units
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story property; Resale
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter-acre lot; Trash collection included in rent

Interior

• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $620k.

Deal economics

• At list price, monthly cash flow is $-803 ($-10k/yr) — negative. Per door: $-402/mo.
• To cash-flow at today's rent, offer at most $478k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $438k (29.3% below list).
• Recommended offer: $438k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#107 in FL, #1,664 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities F, employment 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.
• Zoned schools: Poinciana Park Elementary School (math 52% / reading 42%, grade D-, #1,191 of 2,144 statewide, top 57%, 168 students, 88% FRL); Brownsville Middle School (math 13% / reading 19%, grade F, #565 of 571 statewide, top 99%, 487 students, 71% FRL); Miami Northwestern Senior High (math 11% / reading 27%, grade F, #565 of 667 statewide, top 85%, 1,429 students, 75% FRL).
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 230 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,384/mo this rent would consume 104% 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 $4k of loan paydown is wiped out by about $19k 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 27 days — a 2% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $430k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $438,400 (29.3% 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. 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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?
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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 11.8

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: -29.2%
• Equity multiple: 0.05×
• Total profit: $-164,388
• Equity at exit: $92,429

10-year hold

• IRR: -47.3%
• Equity multiple: -0.49×
• Total profit: $-258,431
• Equity at exit: $53,598

Cash invested: $173,572 (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: 230
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $4,384 medium
• Mortgage (P&I): −$3,251
• Tax from tax record: −$757 /mo · $9,087/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$921
• Net cashflow: $-803

Break-even live

Break-even rent $5,400

Max offer price $478,041

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-628	+0% $-803	+5% $-978	+10% $-1,154
Rent	-10% $-1,149	-5% $-976	+0% $-803	+5% $-630	+10% $-457
Rate	-1.0pp $-491	-0.5pp $-645	base $-803	+0.5pp $-964	+1.0pp $-1,127

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,384
Total (2 units)			$4,384

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: $154,975
• Closing costs: $18,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $619,900 Active 27 DOM
2. 2026-06-18
   days on market $619,900 Active 24 DOM
3. 2026-06-17
   days on market $619,900 Active 23 DOM
4. 2026-06-16
   days on market $619,900 Active 22 DOM
5. 2026-06-15
   days on market $619,900 Active 21 DOM
6. 2026-06-13
   days on market $619,900 Active 19 DOM
7. 2026-06-09
   days on market $619,900 Active 15 DOM
8. 2026-06-08
   days on market $619,900 Active 14 DOM
9. 2026-06-07
   days on market $619,900 Active 13 DOM
10. 2026-06-04
    days on market $619,900 Active 10 DOM
11. 2026-06-03
    days on market $619,900 Active 9 DOM
12. 2026-06-02
    days on market $619,900 Active 8 DOM
13. 2026-06-01
    days on market $619,900 Active 7 DOM
14. 2026-05-31
    days on market $619,900 Active 6 DOM
15. 2026-05-22
    listed $619,900 Active
16. 2024-12-19
    soldstatus $430,000 Closed 533-char remark

    Show marketing remark (533 chars)

    This property is a well-maintained duplex featuring two units, each with 2 bedrooms and 2 bathrooms. It presents a fantastic investment opportunity with significant potential for appreciation. One of the units is currently tenant-occupied on a month-to-month lease, providing immediate rental income while allowing for flexibility in management. With its prime location and spacious layout, this duplex is perfect for investors looking to capitalize on the rental market or for those seeking a property with versatile living options.

17. 2024-10-23
    status Pending 533-char remark

    Show marketing remark (533 chars)

    This property is a well-maintained duplex featuring two units, each with 2 bedrooms and 2 bathrooms. It presents a fantastic investment opportunity with significant potential for appreciation. One of the units is currently tenant-occupied on a month-to-month lease, providing immediate rental income while allowing for flexibility in management. With its prime location and spacious layout, this duplex is perfect for investors looking to capitalize on the rental market or for those seeking a property with versatile living options.

18. 2024-10-02
    listed $450,000 Active 533-char remark

    Show marketing remark (533 chars)

    This property is a well-maintained duplex featuring two units, each with 2 bedrooms and 2 bathrooms. It presents a fantastic investment opportunity with significant potential for appreciation. One of the units is currently tenant-occupied on a month-to-month lease, providing immediate rental income while allowing for flexibility in management. With its prime location and spacious layout, this duplex is perfect for investors looking to capitalize on the rental market or for those seeking a property with versatile living options.

ⓘ 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: $9,087 · $757/mo
• Projected year-2 tax: $9,087 · $757/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 ≥104°F today · 29 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: $52,608
• − Mortgage interest: −$34,724
• − Property taxes: −$9,087
• − Insurance: −$3,100
• − Repairs & maintenance: −$4,209
• − Management: −$4,209
• − Depreciation: −$18,033
• Taxable loss: −$20,754
• Est. tax savings @ 24.0%: +$4,981
• After-tax cash flow: $-4,655/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 — Gladeview

• Score: 80/100
• State rank: #107
• US rank: #1664

Category grades

Amenities F Commute A+ Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladeview, FL
• County: Miami-Dade County · 2,697,751 people
• 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

+37.8% since first listed

4 events — show timeline

• 2026-05-22 Listed $619,900 MARMLS
• 2024-12-19 Sold (MLS) $430,000 MARMLS
• 2024-10-23 Pending — MARMLS
• 2024-10-02 Listed $450,000 MARMLS

Property tax history

+8.8%/yr

Latest (2025): $9,087 · +15.6% YoY. Source: county tax records.