2416 NW 79th Ter · West Little River, FL 33147

$739,000

5 bd · 3.0 ba · 2,088 sqft · MultiFamily public records · 199 Days on market

Built 1988 Est $697k · 6% over

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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 +20.0/30.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• ARV discount +4.8/15.0
• 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: 3 units. confirmed

Listing remarks

Have a look at this great investment opportunity in one of the quickest growing areas of South Florida! This recently renovated triplex promises strong returns with very little maintenance for years to come. Making nearly $6500 a month, and with potential for rent adjustments to increase that number, this investment is a no brainer. Each unit has been updated to have new stainless steel appliances. Just minutes away from I-95 and in the heart of Miami, this triplex has convenient access to all that Miami has to offer!

Key facts

• Convenient access
• Strong returns
• 4 parking spots

Tags

• INVESTMENT OPPORTUNITY
• RECENTLY RENOVATED TRIPLEX
• STRONG RETURNS
• NEW STAINLESS STEEL APPLIANCES
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Property includes three residential units with current rents (examples): one unit at $1,390, another at $2,481, and another at $2,611

Exterior

• Parking: Total of 4 parking spaces; Open parking for units
• Utilities: Cable available; Public sewer
• Home design: Single-story building; Shingle roof; Block construction; Effective year built
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Less than quarter acre lot; Open parking

Interior

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

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $739k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive. Per door: $304/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $736k (0.4% below list).
• Recommended offer: $650k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $7,358/mo this rent would consume 174% 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 199 days — a 12% lower offer ($650k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $218k; list at $739k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $650,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.00% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $697,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2283 NW 86th Ter	0.46mi	4/4.0 (-1)	1,947 (-7%)	12mo	$650,000	$334	48

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: -11.4%
• Equity multiple: 0.60×
• Total profit: $-83,209
• Equity at exit: $110,187

10-year hold

• IRR: -7.1%
• Equity multiple: 0.61×
• Total profit: $-81,016
• Equity at exit: $63,895

Cash invested: $206,920 (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: 25.1×

Monthly cashflow live

• Estimated rent: $7,358 medium
• Mortgage (P&I): −$3,875
• Tax from tax record: −$717 /mo · $8,604/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,545
• Net cashflow: $913

Break-even live

Break-even rent $6,203

Max offer price $739,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,331	-5% $1,122	+0% $913	+5% $703	+10% $494
Rent	-10% $331	-5% $622	+0% $913	+5% $1,203	+10% $1,494
Rate	-1.0pp $1,285	-0.5pp $1,101	base $913	+0.5pp $721	+1.0pp $526

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$7,359
Total (3 units)			$7,358

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $739,000 Active 199 DOM
2. 2026-06-17
   days on market $739,000 Active 198 DOM
3. 2026-06-16
   days on market $739,000 Active 197 DOM
4. 2026-06-15
   days on market $739,000 Active 196 DOM
5. 2026-06-13
   days on market $739,000 Active 194 DOM
6. 2026-06-09
   days on market $739,000 Active 190 DOM
7. 2026-06-08
   days on market $739,000 Active 189 DOM
8. 2026-06-07
   days on market $739,000 Active 188 DOM
9. 2026-06-04
   days on market $739,000 Active 185 DOM
10. 2026-06-03
    days on market $739,000 Active 184 DOM
11. 2026-06-02
    days on market $739,000 Active 183 DOM
12. 2026-06-01
    days on market $739,000 Active 182 DOM
13. 2026-05-31
    days on market $739,000 Active 181 DOM
14. 2026-04-15
    price $739,000
15. 2025-12-01
    listed $759,000 Active
16. 2025-06-27
    historical
17. 2025-06-17
    listed $750,000 Active
18. 2024-02-05
    historical
19. 2023-11-10
    listed $699,000 Active
20. 2020-08-30
    historical
21. 2020-02-26
    listed $365,000 Active
22. 2019-12-31
    historical
23. 2019-02-07
    listed $335,000
24. 2019-02-05
    historical
25. 2018-08-28
    listed $385,000
26. 2018-07-23
    soldstatus $217,500
27. 2018-07-23
    soldstatus $225,000
28. 2014-02-20
    soldstatus $300,000
29. 2014-02-17
    soldstatus $300,000 Sold
30. 2014-01-30
    historical
31. 2014-01-30
    status Pending
32. 2013-11-19
    price $320,000
33. 2013-11-19
    price $160,000
34. 2013-10-09
    price $300,000
35. 2013-10-09
    price $150,000
36. 2013-08-26
    price $175,000
37. 2013-08-26
    price $350,000
38. 2013-07-21
    price $375,000
39. 2013-07-21
    price $187,500
40. 2013-07-09
    listed $199,000 Active

ⓘ 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: $8,604 · $717/mo
• Projected year-2 tax: $8,604 · $717/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 5 d/yr ≥104°F today · 19 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: $88,296
• − Mortgage interest: −$41,395
• − Property taxes: −$8,604
• − Insurance: −$3,695
• − Repairs & maintenance: −$7,064
• − Management: −$7,064
• − Depreciation: −$21,498
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $11,196/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

+271.4% since first listed

27 events — show timeline

• 2026-04-15 Price Changed $739,000 MARMLS
• 2025-12-01 Listed $759,000 MARMLS
• 2025-06-27 Listing Removed — MARMLS
• 2025-06-17 Listed $750,000 MARMLS
• 2024-02-05 Listing Removed — MARMLS
• 2023-11-10 Listed $699,000 MARMLS
• 2020-08-30 Listing Removed — MARMLS
• 2020-02-26 Listed $365,000 MARMLS
• 2019-12-31 Listing Removed — Beaches MLS
• 2019-02-07 Listed $335,000 Beaches MLS
• 2019-02-05 Listing Removed — Beaches MLS
• 2018-08-28 Listed $385,000 Beaches MLS
• 2018-07-23 Sold (Public Records) $225,000 Public Records
• 2018-07-23 Sold (Public Records) $217,500 Public Records
• 2014-02-20 Sold (Public Records) $300,000 Public Records
• 2014-02-17 Sold (MLS) $300,000 MARMLS
• 2014-01-30 Listing Removed — MARMLS
• 2014-01-30 Pending — MARMLS
• 2013-11-19 Price Changed $320,000 MARMLS
• 2013-11-19 Price Changed $160,000 MARMLS
• 2013-10-09 Price Changed $300,000 MARMLS
• 2013-10-09 Price Changed $150,000 MARMLS
• 2013-08-26 Price Changed $175,000 MARMLS
• 2013-08-26 Price Changed $350,000 MARMLS
• 2013-07-21 Price Changed $375,000 MARMLS
• 2013-07-21 Price Changed $187,500 MARMLS
• 2013-07-09 Listed $199,000 MARMLS

Property tax history

+8.5%/yr

Latest (2025): $8,604 · +9.5% YoY. Source: county tax records.