2137 NW 99th Ter · West Little River, FL 33147

$595,000

5 bd · 2.0 ba · 1,890 sqft · MultiFamily public records · 37 Days on market

Built 1971

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Unit-2137: 3 Bed/1 Bath. Features: Modern Floors + RENOVATED KITCHEN AND BATHROOM. .LARGE BEDROOMS . BATHROOM and SHOWER/TUB COMBO-2139-2Bed/1 Bath Ideal for investors seeking IMMEDIATE RENTAL INCOME with UPSIDE POTENTIAL or for OWNER OCCUPANTS -2137 is Vacant. .Conveniently located near major highways, shopping centers, schools, and public transportation, making it highly attractive for tenants. OPPORTUNITIES LIKE THIS DO NOT LAST LONG -For more information Call Lenard at 754-551-8076.. Asking price 595,000.

Key facts

• schools
• shopping centers
• Built 1971

Tags

• RENOVATED KITCHEN AND BATHROOM
• SHOPPING CENTERS
• SCHOOLS
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $595k.

Deal economics

• At list price, monthly cash flow is $7 ($86/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $487k (18.2% below list).
• Recommended offer: $487k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $4,870/mo this rent would consume 115% 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 37 days — a 3% lower offer ($577k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $595k implies a 1140% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $487,000 (18.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.2

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-110,322
• Equity at exit: $88,716

10-year hold

• IRR: -19.5%
• Equity multiple: 0.09×
• Total profit: $-151,012
• Equity at exit: $51,445

Cash invested: $166,600 (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: 18.5×

Monthly cashflow live

• Estimated rent: $4,870 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$472 /mo · $5,663/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $7

Break-even live

Break-even rent $4,861

Max offer price $595,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,673
1× unit	2	1	$2,196
Total (2 units)			$4,870

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $595,000 Active 37 DOM
2. 2026-06-17
   days on market $595,000 Active 36 DOM
3. 2026-06-16
   days on market $595,000 Active 35 DOM
4. 2026-06-15
   days on market $595,000 Active 34 DOM
5. 2026-06-13
   days on market $595,000 Active 32 DOM
6. 2026-06-09
   days on market $595,000 Active 28 DOM
7. 2026-06-08
   days on market $595,000 Active 27 DOM
8. 2026-06-08
   days on market $595,000 Active 26 DOM
9. 2026-06-04
   days on market $595,000 Active 23 DOM
10. 2026-06-03
    days on market $595,000 Active 22 DOM
11. 2026-06-02
    days on market $595,000 Active 21 DOM
12. 2026-06-01
    days on market $595,000 Active 20 DOM
13. 2026-05-31
    days on market $595,000 Active 19 DOM
14. 2026-05-12
    listed $595,000 Active
15. 1991-11-19
    soldstatus $48,000

ⓘ 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: $5,663 · $472/mo
• Projected year-2 tax: $5,663 · $472/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $58,440
• − Mortgage interest: −$33,329
• − Property taxes: −$5,663
• − Insurance: −$2,975
• − Repairs & maintenance: −$4,675
• − Management: −$4,675
• − Depreciation: −$17,309
• Taxable loss: −$10,187
• Est. tax savings @ 24.0%: +$2,445
• After-tax cash flow: $2,531/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

+1139.6% since first listed

2 events — show timeline

• 2026-05-12 Listed $595,000 FSBO.com
• 1991-11-19 Sold (Public Records) $48,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,663 · +4.4% YoY. Source: county tax records.