2371 SW 27th St · Miami, FL 33133

$1,475,000

8 bd · 4.0 ba · 3,066 sqft · MultiFamily public records · 23 Days on market

Built 1946

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Why this score? — see what drove the C+ 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

MULTIFAMILY HOME FOR SALE IN THE MUST CONVENIENT AREA, EXCEPTIONAL LOCATION !!! Great investment opportunity, investor's dream, Next to Coconut Grove. This Fourplex offer 4 apartments with 2 bedrooms and 1 bathroom on each unit, independent electric meter for each apartment, all 4 units with independent central A/C, long term month to month tenants in place, plenty of parking space. Also this is an excepcional location for short term rentals. .. * * SELLER FINANCE AVAILABLE * *

Key facts

• Value add potential
• Excellent location
• Recently painted

Tags

• NEWLY REPLACED A C SYSTEM
• RECENTLY PAINTED
• AMPLE ON SITE PARKING
• EXCELLENT LOCATION
• VALUE ADD POTENTIAL

Property features AI

Finance

• Financial info: Rent includes sewer, trash collection, and water; Units are month-to-month; Several units report actual rent of $2,200 each; Property contains multiple unit types: four 2-bedroom units (counts: 4, 3, 2, and 1 as listed)

Exterior

• Parking: Open parking for multiple units (total of 4 parking spaces); One unit listed with other parking
• Utilities: Cable available; Public water
• Home design: 2-story building; Resale property; Shingle roof
• Construction: Block construction
• Exterior features: Less than quarter acre lot

Interior

• Bedrooms: Multiple 2-bedroom units (each unit is 2 bedrooms)
• Flooring: Ceramic tile; Parquet
• Bathrooms: Each unit includes 1 full bathroom and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile and parquet flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $1.48M.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $815/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.48M).
• Recommended offer: $1.45M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.9% 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.
• Market conditions: Rents rising (+2.7%/yr); 451 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $16,983/mo this rent would consume 197% of the median local household income ($103k/yr) (locally 2105% 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 $10k of loan paydown is wiped out by about $44k 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 23 days — a 2% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,452,875 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-36,028
• Equity at exit: $219,927

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $217,330
• Equity at exit: $127,531

Cash invested: $413,000 (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 33133

• Rents YoY: 2.7%
• Active inventory: 451
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $16,983 medium
• Mortgage (P&I): −$7,735
• Tax from tax record: −$1,809 /mo · $21,704/yr
• Insurance: −$615
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,566
• Net cashflow: $3,258

Break-even live

Break-even rent $12,859

Max offer price $1,475,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$16,984
Total (4 units)			$16,983

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: $368,750
• Closing costs: $44,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $1,475,000 Active 23 DOM
2. 2026-06-17
   days on market $1,475,000 Active 22 DOM
3. 2026-06-16
   days on market $1,475,000 Active 21 DOM
4. 2026-06-15
   days on market $1,475,000 Active 20 DOM
5. 2026-06-13
   days on market $1,475,000 Active 18 DOM
6. 2026-06-09
   days on market $1,475,000 Active 14 DOM
7. 2026-06-08
   days on market $1,475,000 Active 13 DOM
8. 2026-06-07
   days on market $1,475,000 Active 12 DOM
9. 2026-06-04
   days on market $1,475,000 Active 9 DOM
10. 2026-06-03
    days on market $1,475,000 Active 8 DOM
11. 2026-06-02
    days on market $1,475,000 Active 7 DOM
12. 2026-06-01
    days on market $1,475,000 Active 6 DOM
13. 2026-05-31
    days on market $1,475,000 Active 5 DOM
14. 2026-05-26
    listed $1,475,000 Active
15. 2026-05-22
    historical
16. 2025-10-06
    price $1,595,000
17. 2025-08-14
    price $1,750,000
18. 2025-08-14
    price $1,725,000
19. 2025-08-14
    listed $172,500 Active
20. 2024-04-08
    soldstatus $1,550,000 Closed 484-char remark

    Show marketing remark (484 chars)

    MULTIFAMILY HOME FOR SALE IN THE MUST CONVENIENT AREA, EXCEPTIONAL LOCATION !!! Great investment opportunity, investor's dream, Next to Coconut Grove. This Fourplex offer 4 apartments with 2 bedrooms and 1 bathroom on each unit, independent electric meter for each apartment, all 4 units with independent central A/C, long term month to month tenants in place, plenty of parking space. Also this is an excepcional location for short term rentals. .. * * SELLER FINANCE AVAILABLE * *

21. 2024-02-07
    status Pending 484-char remark

    Show marketing remark (484 chars)

    MULTIFAMILY HOME FOR SALE IN THE MUST CONVENIENT AREA, EXCEPTIONAL LOCATION !!! Great investment opportunity, investor's dream, Next to Coconut Grove. This Fourplex offer 4 apartments with 2 bedrooms and 1 bathroom on each unit, independent electric meter for each apartment, all 4 units with independent central A/C, long term month to month tenants in place, plenty of parking space. Also this is an excepcional location for short term rentals. .. * * SELLER FINANCE AVAILABLE * *

22. 2024-02-06
    historical 484-char remark

    Show marketing remark (484 chars)

    MULTIFAMILY HOME FOR SALE IN THE MUST CONVENIENT AREA, EXCEPTIONAL LOCATION !!! Great investment opportunity, investor's dream, Next to Coconut Grove. This Fourplex offer 4 apartments with 2 bedrooms and 1 bathroom on each unit, independent electric meter for each apartment, all 4 units with independent central A/C, long term month to month tenants in place, plenty of parking space. Also this is an excepcional location for short term rentals. .. * * SELLER FINANCE AVAILABLE * *

23. 2024-01-08
    price $1,700,000 484-char remark

    Show marketing remark (484 chars)

    MULTIFAMILY HOME FOR SALE IN THE MUST CONVENIENT AREA, EXCEPTIONAL LOCATION !!! Great investment opportunity, investor's dream, Next to Coconut Grove. This Fourplex offer 4 apartments with 2 bedrooms and 1 bathroom on each unit, independent electric meter for each apartment, all 4 units with independent central A/C, long term month to month tenants in place, plenty of parking space. Also this is an excepcional location for short term rentals. .. * * SELLER FINANCE AVAILABLE * *

24. 2023-04-05
    listed $1,695,000 Active 484-char remark

    Show marketing remark (484 chars)

    MULTIFAMILY HOME FOR SALE IN THE MUST CONVENIENT AREA, EXCEPTIONAL LOCATION !!! Great investment opportunity, investor's dream, Next to Coconut Grove. This Fourplex offer 4 apartments with 2 bedrooms and 1 bathroom on each unit, independent electric meter for each apartment, all 4 units with independent central A/C, long term month to month tenants in place, plenty of parking space. Also this is an excepcional location for short term rentals. .. * * SELLER FINANCE AVAILABLE * *

25. 2018-07-24
    soldstatus $25,000
26. 1996-10-15
    soldstatus $140,000
27. 1990-07-17
    soldstatus $105,000

ⓘ 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: $21,704 · $1,809/mo
• Projected year-2 tax: $21,704 · $1,809/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 X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 3 d/yr ≥104°F today · 12 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: $203,796
• − Mortgage interest: −$82,623
• − Property taxes: −$21,704
• − Insurance: −$7,375
• − Repairs & maintenance: −$16,304
• − Management: −$16,304
• − Depreciation: −$42,909
• Taxable income: $16,578
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $35,121/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 — 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 · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,789
• Household income: $103,420
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 2105.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 38% White 28% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 22% Salvadoran 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 42% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 53% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -997.74%
• Current HPI: 460.9475
• Rent YoY: ▲ 2.72%
• 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

+1304.8% since first listed

14 events — show timeline

• 2026-05-26 Listed $1,475,000 MARMLS
• 2026-05-22 Listing Removed — MARMLS
• 2025-10-06 Price Changed $1,595,000 MARMLS
• 2025-08-14 Price Changed $1,750,000 MARMLS
• 2025-08-14 Price Changed $1,725,000 MARMLS
• 2025-08-14 Listed $172,500 MARMLS
• 2024-04-08 Sold (MLS) $1,550,000 MARMLS
• 2024-02-07 Pending — MARMLS
• 2024-02-06 Listing Removed — MARMLS
• 2024-01-08 Price Changed $1,700,000 MARMLS
• 2023-04-05 Listed $1,695,000 MARMLS
• 2018-07-24 Sold (Public Records) $25,000 Public Records
• 1996-10-15 Sold (Public Records) $140,000 Public Records
• 1990-07-17 Sold (Public Records) $105,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $21,704 · +49.8% YoY. Source: county tax records.