1340 NW 102nd St · Pinewood, FL 33147

$615,000

4 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 77 Days on market

Built 1955

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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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• 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

Duplex

Key facts

• Modern updates
• 2 water meters
• 2 electric

Tags

• RECENTLY REMODELED DUPLEX
• MODERN UPDATES
• MOVE-IN READY EXPERIENCE
• 2 WATER METERS
• 2 ELECTRIC

Property features AI

Finance

• Financial info: One unit reported as leased; Reported rent for one unit: $2,350; Rent includes gardener for rental units

Exterior

• Parking: 8 total parking spaces; Assigned parking spaces for units
• Utilities: Cable available; Septic tank
• Home design: Single-story building; Flat and tile roofing; Block construction
• Construction: Block construction; Flat roof; Tile roof; Effective year built
• Exterior features: Less than quarter acre lot

Interior

• Bedrooms: Multiple 2-bedroom units (two units plus one additional 2-bedroom unit)
• Flooring: Laminate
• Bathrooms: Full bathrooms (each unit includes 1 full bath)
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $615k.

Deal economics

• At list price, monthly cash flow is $-719 ($-9k/yr) — negative. Per door: $-360/mo.
• To cash-flow at today's rent, offer at most $488k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $438k (28.8% below list).
• Recommended offer: $438k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#124 in FL, #1,871 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; 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); 229 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,379/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 $18k 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 77 days — a 6% lower offer ($578k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask is 26639% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $615k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (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 $437,900 (28.8% 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 77 days. Have you received any prior offers? Is the seller open to a 29% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 11.7

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: -28.1%
• Equity multiple: 0.08×
• Total profit: $-158,265
• Equity at exit: $91,698

10-year hold

• IRR: -43.4%
• Equity multiple: -0.43×
• Total profit: $-246,292
• Equity at exit: $53,174

Cash invested: $172,200 (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: 229
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $4,379 medium
• Mortgage (P&I): −$3,225
• Tax from tax record: −$545 /mo · $6,541/yr
• Insurance: −$256
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$920
• Net cashflow: $-719

Break-even live

Break-even rent $5,289

Max offer price $487,974

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-545	+0% $-719	+5% $-893	+10% $-1,067
Rent	-10% $-1,065	-5% $-892	+0% $-719	+5% $-546	+10% $-373
Rate	-1.0pp $-409	-0.5pp $-563	base $-719	+0.5pp $-878	+1.0pp $-1,041

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,380
Total (2 units)			$4,379

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: $153,750
• Closing costs: $18,450
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $615,000 Active 77 DOM
2. 2026-06-18
   days on market $615,000 Active 74 DOM
3. 2026-06-17
   days on market $615,000 Active 73 DOM
4. 2026-06-16
   days on market $615,000 Active 72 DOM
5. 2026-06-15
   days on market $615,000 Active 71 DOM
6. 2026-06-13
   days on market $615,000 Active 69 DOM
7. 2026-06-09
   days on market $615,000 Active 65 DOM
8. 2026-06-08
   days on market $615,000 Active 64 DOM
9. 2026-06-07
   days on market $615,000 Active 63 DOM
10. 2026-06-04
    days on market $615,000 Active 60 DOM
11. 2026-06-03
    days on market $615,000 Active 59 DOM
12. 2026-06-02
    days on market $615,000 Active 58 DOM
13. 2026-06-01
    days on market $615,000 Active 57 DOM
14. 2026-05-31
    days on market $615,000 Active 56 DOM
15. 2026-05-08
    historical $2,300
16. 2026-04-28
    price $615,000
17. 2026-04-18
    listed $2,300
18. 2026-04-10
    listed $2,300
19. 2026-04-05
    listed $625,000 Active
20. 2025-07-04
    historical
21. 2024-08-14
    price $635,000
22. 2024-08-09
    price $6,350,000
23. 2024-07-20
    price $613,000
24. 2024-07-07
    price $614,000
25. 2024-06-24
    price $615,000
26. 2024-06-22
    price $620,000
27. 2024-06-17
    price $630,000
28. 2024-06-14
    listed $599,000 Active
29. 2022-04-09
    price $1,900
30. 2015-07-24
    soldstatus $115,000
31. 2015-07-07
    soldstatus $115,000 Sold 6-char remark

    Show marketing remark (6 chars)

    Duplex

32. 2015-01-02
    status Pending 6-char remark

    Show marketing remark (6 chars)

    Duplex

33. 2014-12-31
    price $109,000 6-char remark

    Show marketing remark (6 chars)

    Duplex

34. 2014-10-25
    price $129,000 6-char remark

    Show marketing remark (6 chars)

    Duplex

35. 2014-10-25
    status Active 6-char remark

    Show marketing remark (6 chars)

    Duplex

36. 2014-09-19
    status Pending 6-char remark

    Show marketing remark (6 chars)

    Duplex

37. 2014-09-06
    historical 6-char remark

    Show marketing remark (6 chars)

    Duplex

38. 2014-04-27
    status Pending 6-char remark

    Show marketing remark (6 chars)

    Duplex

39. 2014-04-05
    status Active 6-char remark

    Show marketing remark (6 chars)

    Duplex

40. 2013-12-20
    historical 6-char remark

    Show marketing remark (6 chars)

    Duplex

41. 2013-12-20
    listed $120,000 6-char remark

    Show marketing remark (6 chars)

    Duplex

42. 2004-12-29
    soldstatus $155,000

ⓘ 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: $6,541 · $545/mo
• Projected year-2 tax: $6,541 · $545/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 5/10 Major FEMA zone AH · 26% 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: $52,548
• − Mortgage interest: −$34,450
• − Property taxes: −$6,541
• − Insurance: −$4,900
• − Repairs & maintenance: −$4,204
• − Management: −$4,204
• − Depreciation: −$17,891
• Taxable loss: −$19,640
• Est. tax savings @ 24.0%: +$4,714
• After-tax cash flow: $-3,915/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 — Pinewood

• Score: 80/100
• State rank: #124
• US rank: #1871

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: Pinewood, 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

-98.5% since first listed

28 events — show timeline

• 2026-05-08 Rental Removed $2,300 LISTANZA
• 2026-04-28 Price Changed $615,000 MARMLS
• 2026-04-18 Listed for Rent $2,300 RENTSPREE
• 2026-04-10 Listed for Rent $2,300 LISTANZA
• 2026-04-05 Listed $625,000 MARMLS
• 2025-07-04 Listing Removed — MARMLS
• 2024-08-14 Price Changed $635,000 MARMLS
• 2024-08-09 Price Changed $6,350,000 MARMLS
• 2024-07-20 Price Changed $613,000 MARMLS
• 2024-07-07 Price Changed $614,000 MARMLS
• 2024-06-24 Price Changed $615,000 MARMLS
• 2024-06-22 Price Changed $620,000 MARMLS
• 2024-06-17 Price Changed $630,000 MARMLS
• 2024-06-14 Listed $599,000 MARMLS
• 2022-04-09 Price Changed $1,900 RENT.
• 2015-07-24 Sold (Public Records) $115,000 Public Records
• 2015-07-07 Sold (MLS) $115,000 MARMLS
• 2015-01-02 Pending — MARMLS
• 2014-12-31 Price Changed $109,000 MARMLS
• 2014-10-25 Relisted — MARMLS
• 2014-10-25 Price Changed $129,000 MARMLS
• 2014-09-19 Pending — MARMLS
• 2014-09-06 Listing Removed — MARMLS
• 2014-04-27 Pending — MARMLS
• 2014-04-05 Relisted — MARMLS
• 2013-12-20 Listing Removed — MARMLS
• 2013-12-20 Listed $120,000 MARMLS
• 2004-12-29 Sold (Public Records) $155,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $6,541 · +5.3% YoY. Source: county tax records.