4717 NW 7th St Unit 203-10 · Miami, FL 33126

$235,000

2 bd · 1.0 ba · 728 sqft · Condo · 182 Days on market

Built 1974 Good condition $323/sqft · 15% below area Est $278k · 15% under · waterfront $527/mo HOA · 25% of rent

---

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).

• ARV discount +14.4/15.0
• Cash flow +5.8/30.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +1.4/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-bedroom, 1-bathroom unit in a convenient location near shopping, dining, and major highways. Unit will be vacant by the end of the month, making it a great opportunity for an owner-occupant to make it their new home. Association approval required; minimum 670 credit score and $40,000 annual income.

Key facts

• $527 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-624 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (9.5% below list).
• Recommended offer: $145k (38.4% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 1.4% in Miami — 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 78/100 on livability (#177 in FL, #2,724 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living 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: Henry M. Flagler Elementary School (math 41% / reading 57%, grade D, #1,134 of 2,144 statewide, top 54%, 743 students, 69% FRL); Kinloch Park Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 643 students, 66% FRL); Coral Gables Senior High School (math 31% / reading 53%, grade F, #275 of 667 statewide, top 42%, 2,824 students, 52% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents falling (-4.5%/yr); 293 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 44% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 182 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 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 $46k; list at $235k implies a 411% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 25% of rent.
• 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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,746 (38.4% 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 182 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
11. 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?
12. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
13. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
14. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
15. 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.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 9.2

CMA / ARV

• ARV (median comp): $277,559
• List price: $235,000
• Delta: -15.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -42.3%
• Equity multiple: -0.27×
• Total profit: $-83,586
• Equity at exit: $35,039

10-year hold

• IRR: —
• Equity multiple: -1.22×
• Total profit: $-146,188
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

Active competition Active MLS

• For sale now: 2 active · 7 under contract
• Median asking: $256,750 ($405/sqft)
• Median days on market: 11 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -5.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33126

• Rents YoY: -4.5%
• Active inventory: 293
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$527
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-624

Break-even live

Break-even rent $2,915

Max offer price $144,746

Occupancy floor —

Sensitivity live

Price	-10% $-461	-5% $-543	+0% $-624	+5% $-705	+10% $-786
Rent	-10% $-792	-5% $-708	+0% $-624	+5% $-540	+10% $-456
Rate	-1.0pp $-505	-0.5pp $-564	base $-624	+0.5pp $-685	+1.0pp $-747

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $527Association fee covers parkingAssociation amenities include a pool

Exterior

• Parking: One parking spaceParking included in association fee
• Security: Complex fenced
• Utilities: Central heating and cooling
• Home design: Attached property8-story buildingEntry on level 2Effective year built
• Construction: Block construction
• Exterior features: No notable exterior featuresComplex is fencedAssociation pool

Interior

• Kitchen: Electric rangeRefrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Tile flooring

HOA detail $527/mo · $6,324/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-18
   days on market $235,000 Active 182 DOM
2. 2026-09-17
   days on market $235,000 Active 181 DOM
3. 2026-09-16
   days on market $235,000 Active 180 DOM
4. 2026-09-15
   days on market $235,000 Active 179 DOM
5. 2026-09-13
   days on market $235,000 Active 177 DOM
6. 2026-09-12
   days on market $235,000 Active 176 DOM
7. 2026-09-11
   days on market $235,000 Active 175 DOM
8. 2026-09-05
   days on market $235,000 Active 169 DOM
9. 2026-09-04
   days on market $235,000 Active 168 DOM
10. 2026-08-31
    days on market $235,000 Active 164 DOM
11. 2026-08-29
    days on market $235,000 Active 162 DOM
12. 2026-08-28
    days on market $235,000 Active 161 DOM
13. 2026-08-27
    days on market $235,000 Active 160 DOM
14. 2026-08-26
    days on market $235,000 Active 159 DOM
15. 2026-08-25
    days on market $235,000 Active 158 DOM
16. 2026-08-23
    days on market $235,000 Active 156 DOM
17. 2026-08-22
    days on market $235,000 Active 155 DOM
18. 2026-08-21
    days on market $235,000 Active 154 DOM
19. 2026-08-20
    days on market $235,000 Active 153 DOM
20. 2026-08-19
    days on market $235,000 Active 152 DOM
21. 2026-08-18
    days on market $235,000 Active 151 DOM
22. 2026-08-16
    days on market $235,000 Active 149 DOM
23. 2026-08-15
    days on market $235,000 Active 148 DOM
24. 2026-08-14
    remarks 311-char remark
25. 2026-08-14
    days on market $235,000 Active 147 DOM
26. 2026-08-13
    days on market $235,000 Active 146 DOM
27. 2026-08-12
    days on market $235,000 Active 145 DOM
28. 2026-08-11
    days on market $235,000 Active 144 DOM
29. 2026-08-10
    days on market $235,000 Active 143 DOM
30. 2026-08-09
    days on market $235,000 Active 142 DOM
31. 2026-08-08
    days on market $235,000 Active 141 DOM
32. 2026-08-06
    days on market $235,000 Active 139 DOM
33. 2026-08-05
    days on market $235,000 Active 138 DOM
34. 2026-08-04
    days on market $235,000 Active 137 DOM
35. 2026-08-03
    days on market $235,000 Active 136 DOM
36. 2026-07-31
    days on market $235,000 Active 133 DOM
37. 2026-07-28
    days on market $235,000 Active 130 DOM
38. 2026-07-24
    days on market $235,000 Active 126 DOM
39. 2026-07-23
    days on market $235,000 Active 125 DOM
40. 2026-07-22
    days on market $235,000 Active 124 DOM
41. 2026-07-21
    days on market $235,000 Active 123 DOM
42. 2026-07-20
    days on market $235,000 Active 122 DOM
43. 2026-07-18
    days on market $235,000 Active 120 DOM
44. 2026-07-16
    days on market $235,000 Active 118 DOM
45. 2026-07-15
    days on market $235,000 Active 117 DOM
46. 2026-07-13
    days on market $235,000 Active 115 DOM
47. 2026-07-13
    days on market $235,000 Active 114 DOM
48. 2026-07-11
    days on market $235,000 Active 113 DOM
49. 2026-07-10
    days on market $235,000 Active 112 DOM
50. 2026-07-09
    days on market $235,000 Active 111 DOM

ⓘ 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 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 18 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: $25,509
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$3,000
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$6,324
• − Depreciation: −$6,836
• Taxable loss: −$11,421
• Est. tax savings @ 24.0%: +$2,741
• After-tax cash flow: $-4,744/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $3,640–$10,920 screening

This 2-bedroom, 1-bathroom condo is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value-add improvements.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace countertops — Improves aesthetics and functionality ↑
• Both Install new flooring in kitchen — Enhances functionality and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Henry M. Flagler Elementary School D FL #1,134/2,144 Nat'l #13,933/41,679 Middle Kinloch Park Middle School F FL #546/571 Nat'l #11,105/14,009 High Coral Gables Senior High School F FL #275/667 Nat'l #7,572/17,239

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

B Composite livability gradescore 78/100

Livability — Miami

• Score: 78/100
• State rank: #177
• US rank: #2724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, FL
• County: Miami-Dade County · 3,126,439 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,307
• Household income: $58,210
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 20% of renters

---

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 60% Dominican 2%
• Foreign-born: 76% · Canada, Jamaica, Guatemala
• Languages at home: 8% English-only · Spanish 91%

---

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: ▼ -343.54%
• Current HPI: 318.6854
• Rent YoY: ▼ -4.50%
• 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

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $527Association fee covers parkingAssociation amenities include a pool

Exterior

• Parking: One parking spaceParking included in association fee
• Security: Complex fenced
• Utilities: Central heating and cooling
• Home design: Attached property8-story buildingEntry on level 2Effective year built
• Construction: Block construction
• Exterior features: No notable exterior featuresComplex is fencedAssociation pool

Interior

• Kitchen: Electric rangeRefrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Tile flooring

Price history

+23.7% since first listed

10 events — show timeline

• 2026-03-19 Listed $235,000 MARMLS
• 2025-05-04 Listed $245,000 MARMLS
• 2024-09-14 Relisted — MARMLS
• 2024-09-11 Listing Removed — MARMLS
• 2024-08-12 Relisted — MARMLS
• 2024-07-26 Relisted — MARMLS
• 2024-05-21 Pending — MARMLS
• 2024-03-11 Listed $265,000 MARMLS
• 2010-02-25 Sold (MLS) $46,000 MARMLS
• 2006-09-02 Sold (MLS) $190,000 MARMLS