2927 NW 60th St · Brownsville, FL 33142

$399,000

2 bd · 2.0 ba · 704 sqft · MultiFamily public records · 160 Days on market

Built 1948

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Duplex in Hialeah Heights (OPPORTUNITY ZONE) Subdivision situated on a large Lot. Two 1 Bed 1 Bath units Handyman repairs needed to get it up and rented. This is an Estate/Probate Sale and also selling the Single-Family House next door at 2915 (see other listing). All are Duplex lots and can also be developed into new Twin-Homes for resale (A11272349) . Falls into the boundaries of good schools and it has a very central location with easy access to main roads & highways leading to Downtown, The Beaches, MIA Airport. Folio is Unincorporated Miami-Dade County not in the City or Municipality Boundaries. Potential Gross Income of up to $3000 a month through multiple Housing Agencies I currently deal with.

Key facts

• Mia airport
• Central location
• Large lot

Tags

• HIALEAH HEIGHTS SUBDIVISION
• LARGE LOT
• CENTRAL LOCATION
• EASY ACCESS TO MAIN ROADS
• EASY ACCESS TO HIGHWAYS
• MIA AIRPORT

Property features AI

Finance

• Financial info: Two month-to-month units: one unit at $1,750 and another at $1,700 (rent stated for unit types); Rent includes gardener, sewer, trash collection, and water

Exterior

• Parking: Open parking with a total of 4 parking spaces
• Security: High-impact/security doors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building; Raised foundation; Shingle roof; Frame construction with shingle and wood siding
• Construction: Frame construction; Shingle siding; Wood siding; Shingle roof; Raised foundation
• Exterior features: Fence; Security/high-impact doors; Exterior lighting; Shed; Less than quarter-acre lot

Interior

• Kitchen: Kitchen in each unit; Range; Refrigerator
• Bedrooms: Three 1-bedroom units (two in Unit Type 1, one in Unit Type 2) — all unfurnished
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Impact glass windows
• Laundry & utility: Electric meter for each unit; Circuit breaker

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative. Per door: $-126/mo.
• To cash-flow at today's rent, offer at most $355k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (16.9% below list).
• Recommended offer: $331k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#246 in FL, #3,900 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, schools A; Watch: 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.
• Market conditions: Rents soft (-0.4%/yr); 270 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,314/mo this rent would consume 100% of the median local household income ($40k/yr) (locally 5748% 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 $3k of loan paydown is wiped out by about $12k 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 160 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $190k; list at $399k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $331,400 (16.9% 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 160 days. Have you received any prior offers? Is the seller open to a 17% 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.0

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-90,283
• Equity at exit: $59,492

10-year hold

• IRR: -32.4%
• Equity multiple: -0.22×
• Total profit: $-136,313
• Equity at exit: $34,498

Cash invested: $111,720 (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 33142

• Home prices YoY: -15.1%
• Rents YoY: -0.4%
• Active inventory: 270
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,314 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$611 /mo · $7,334/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-252

Break-even live

Break-even rent $3,633

Max offer price $354,526

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-139	+0% $-252	+5% $-365	+10% $-478
Rent	-10% $-514	-5% $-383	+0% $-252	+5% $-121	+10% $10
Rate	-1.0pp $-51	-0.5pp $-150	base $-252	+0.5pp $-355	+1.0pp $-460

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,314
Total (2 units)			$3,314

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $399,000 Active 160 DOM
2. 2026-06-18
   days on market $399,000 Active 157 DOM
3. 2026-06-17
   days on market $399,000 Active 156 DOM
4. 2026-06-16
   days on market $399,000 Active 155 DOM
5. 2026-06-15
   days on market $399,000 Active 154 DOM
6. 2026-06-13
   days on market $399,000 Active 152 DOM
7. 2026-06-09
   days on market $399,000 Active 148 DOM
8. 2026-06-08
   days on market $399,000 Active 147 DOM
9. 2026-06-07
   days on market $399,000 Active 146 DOM
10. 2026-06-04
    days on market $399,000 Active 143 DOM
11. 2026-06-03
    days on market $399,000 Active 142 DOM
12. 2026-06-02
    days on market $399,000 Active 141 DOM
13. 2026-06-01
    days on market $399,000 Active 140 DOM
14. 2026-05-31
    days on market $399,000 Active 139 DOM
15. 2026-01-09
    listed $399,000 Active
16. 2023-07-26
    soldstatus $190,000
17. 2023-06-15
    soldstatus $190,000 Closed 716-char remark

    Show marketing remark (716 chars)

    Duplex in Hialeah Heights (OPPORTUNITY ZONE) Subdivision situated on a large Lot. Two 1 Bed 1 Bath units Handyman repairs needed to get it up and rented. This is an Estate/Probate Sale and also selling the Single-Family House next door at 2915 (see other listing). All are Duplex lots and can also be developed into new Twin-Homes for resale (A11272349) . Falls into the boundaries of good schools and it has a very central location with easy access to main roads & highways leading to Downtown, The Beaches, MIA Airport. Folio is Unincorporated Miami-Dade County not in the City or Municipality Boundaries. Potential Gross Income of up to $3000 a month through multiple Housing Agencies I currently deal with.

18. 2023-03-24
    historical Active Under Contract 716-char remark

    Show marketing remark (716 chars)

    Duplex in Hialeah Heights (OPPORTUNITY ZONE) Subdivision situated on a large Lot. Two 1 Bed 1 Bath units Handyman repairs needed to get it up and rented. This is an Estate/Probate Sale and also selling the Single-Family House next door at 2915 (see other listing). All are Duplex lots and can also be developed into new Twin-Homes for resale (A11272349) . Falls into the boundaries of good schools and it has a very central location with easy access to main roads & highways leading to Downtown, The Beaches, MIA Airport. Folio is Unincorporated Miami-Dade County not in the City or Municipality Boundaries. Potential Gross Income of up to $3000 a month through multiple Housing Agencies I currently deal with.

19. 2023-03-24
    status Active 716-char remark

    Show marketing remark (716 chars)

    Duplex in Hialeah Heights (OPPORTUNITY ZONE) Subdivision situated on a large Lot. Two 1 Bed 1 Bath units Handyman repairs needed to get it up and rented. This is an Estate/Probate Sale and also selling the Single-Family House next door at 2915 (see other listing). All are Duplex lots and can also be developed into new Twin-Homes for resale (A11272349) . Falls into the boundaries of good schools and it has a very central location with easy access to main roads & highways leading to Downtown, The Beaches, MIA Airport. Folio is Unincorporated Miami-Dade County not in the City or Municipality Boundaries. Potential Gross Income of up to $3000 a month through multiple Housing Agencies I currently deal with.

20. 2022-12-29
    historical Active Under Contract 716-char remark

    Show marketing remark (716 chars)

    Duplex in Hialeah Heights (OPPORTUNITY ZONE) Subdivision situated on a large Lot. Two 1 Bed 1 Bath units Handyman repairs needed to get it up and rented. This is an Estate/Probate Sale and also selling the Single-Family House next door at 2915 (see other listing). All are Duplex lots and can also be developed into new Twin-Homes for resale (A11272349) . Falls into the boundaries of good schools and it has a very central location with easy access to main roads & highways leading to Downtown, The Beaches, MIA Airport. Folio is Unincorporated Miami-Dade County not in the City or Municipality Boundaries. Potential Gross Income of up to $3000 a month through multiple Housing Agencies I currently deal with.

21. 2022-10-17
    listed $289,000 Active 716-char remark

    Show marketing remark (716 chars)

    Duplex in Hialeah Heights (OPPORTUNITY ZONE) Subdivision situated on a large Lot. Two 1 Bed 1 Bath units Handyman repairs needed to get it up and rented. This is an Estate/Probate Sale and also selling the Single-Family House next door at 2915 (see other listing). All are Duplex lots and can also be developed into new Twin-Homes for resale (A11272349) . Falls into the boundaries of good schools and it has a very central location with easy access to main roads & highways leading to Downtown, The Beaches, MIA Airport. Folio is Unincorporated Miami-Dade County not in the City or Municipality Boundaries. Potential Gross Income of up to $3000 a month through multiple Housing Agencies I currently deal with.

22. 2022-03-17
    status Active
23. 2022-03-17
    historical
24. 2022-03-16
    historical
25. 2022-03-09
    price $259,900
26. 2022-03-08
    price $299,900
27. 2022-03-08
    price $259,900
28. 2022-02-09
    listed $299,900 Active
29. 2017-08-25
    soldstatus $80,000
30. 1995-09-28
    soldstatus $6,500

ⓘ 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: $7,334 · $611/mo
• Projected year-2 tax: $7,334 · $611/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: $39,768
• − Mortgage interest: −$22,350
• − Property taxes: −$7,334
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,181
• − Management: −$3,181
• − Depreciation: −$11,607
• Taxable loss: −$9,881
• Est. tax savings @ 24.0%: +$2,372
• After-tax cash flow: $-650/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 — Brownsville

• Score: 75/100
• State rank: #246
• US rank: #3900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 58,908
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 58,908
• Household income: $39,608
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 5748.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% Black 28% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 24% Dominican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 64% French/Haitian/Cajun 1%

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: ▼ -102.31%
• Current HPI: 574.9225
• Rent YoY: ▼ -0.41%
• 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

+6038.5% since first listed

16 events — show timeline

• 2026-01-09 Listed $399,000 MARMLS
• 2023-07-26 Sold (Public Records) $190,000 Public Records
• 2023-06-15 Sold (MLS) $190,000 MARMLS
• 2023-03-24 Contingent — MARMLS
• 2023-03-24 Relisted — MARMLS
• 2022-12-29 Contingent — MARMLS
• 2022-10-17 Listed $289,000 MARMLS
• 2022-03-17 Relisted — MARMLS
• 2022-03-17 Listing Removed — MARMLS
• 2022-03-16 Listing Removed — MARMLS
• 2022-03-09 Price Changed $259,900 MARMLS
• 2022-03-08 Price Changed $299,900 MARMLS
• 2022-03-08 Price Changed $259,900 MARMLS
• 2022-02-09 Listed $299,900 MARMLS
• 2017-08-25 Sold (Public Records) $80,000 Public Records
• 1995-09-28 Sold (Public Records) $6,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $7,334 · +8.3% YoY. Source: county tax records.