2441-2445 NW 52 St · Brownsville, FL 33142

$824,900

None bd · None ba · — sqft · MultiFamily · 31 Days on market

Built 2027 Excellent condition

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.4/5.0
• 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

New pre-construction duplex in NW Miami-Dade featuring CBS construction, impact-resistant windows, and modern design potential. Each unit offers 3 bedrooms and 2 bathrooms with functional layouts and shared parking for 2+ vehicles. Located in Unincorporated Miami-Dade

Key facts

• Cbs construction
• Functional layouts
• 4 parking spots

Tags

• CBS CONSTRUCTION
• IMPACT-RESISTANT WINDOWS
• MODERN DESIGN POTENTIAL
• FUNCTIONAL LAYOUTS

Property features AI

Exterior

• Parking: 4 total parking spaces
• Utilities: Cable available; Public sewer
• Home design: 2-story building; Under construction
• Construction: Block construction
• Exterior features: Less than quarter acre lot; Zoning: RU-2

Interior

• Flooring: Tile
• 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/2-bath units multifamily listed at $825k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $400/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $825k).
• Recommended offer: $800k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#246 in FL, #3,900 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety B+; Watch: amenities F, employment 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: Earlington Heights Elementary School (math 52% / reading 37%, grade F, #1,288 of 2,144 statewide, top 62%, 340 students, 76% FRL); Brownsville Middle School (math 13% / reading 19%, grade F, #565 of 571 statewide, top 99%, 487 students, 71% FRL); Miami Northwestern Senior High (math 11% / reading 27%, grade F, #565 of 667 statewide, top 85%, 1,429 students, 75% FRL).
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 271 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,734/mo this rent would consume 265% of the median local household income ($40k/yr) (locally 5748% 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 $6k of loan paydown is wiped out by about $25k 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 31 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $800,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.66mi	—/—	1,855	3mo	$630,000	$340	54
4024 NW 23rd Ct	0.68mi	—/—	3,720	5mo	$800,000	$215	52
2145 NW 47th St	0.51mi	6/5.0	2,600	17mo	$195,000	$75	50
1946 NW 49th St	0.55mi	4/3.0	1,520	18mo	$690,000	$454	47
—	0.66mi	—/—	3,140	18mo	$900,000	$287	42
4140 NW 23rd Ct	0.61mi	—/—	3,220	23mo	$500,000	$155	40

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-82,758
• Equity at exit: $122,995

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-72,102
• Equity at exit: $71,322

Cash invested: $230,972 (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 33142

• Home prices YoY: -15.1%
• Rents YoY: -0.4%
• Active inventory: 271
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $8,734 medium
• Mortgage (P&I): −$4,326
• Tax est. 1.5%: −$1,031 /mo · $12,374/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,834
• Net cashflow: $1,199

Break-even live

Break-even rent $7,216

Max offer price $824,900

Occupancy floor 81%

Sensitivity live

Price	-10% $1,769	-5% $1,484	+0% $1,199	+5% $914	+10% $629
Rent	-10% $509	-5% $854	+0% $1,199	+5% $1,544	+10% $1,889
Rate	-1.0pp $1,615	-0.5pp $1,409	base $1,199	+0.5pp $985	+1.0pp $768

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$8,733
Total (3 units)			$8,734

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: $206,225
• Closing costs: $24,747
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $824,900 Active 31 DOM
2. 2026-06-18
   days on market $824,900 Active 28 DOM
3. 2026-06-17
   days on market $824,900 Active 27 DOM
4. 2026-06-16
   days on market $824,900 Active 26 DOM
5. 2026-06-15
   days on market $824,900 Active 25 DOM
6. 2026-06-13
   days on market $824,900 Active 23 DOM
7. 2026-06-09
   days on market $824,900 Active 19 DOM
8. 2026-06-08
   days on market $824,900 Active 18 DOM
9. 2026-06-07
   days on market $824,900 Active 17 DOM
10. 2026-06-04
    days on market $824,900 Active 14 DOM
11. 2026-06-03
    days on market $824,900 Active 13 DOM
12. 2026-06-02
    days on market $824,900 Active 12 DOM
13. 2026-06-01
    days on market $824,900 Active 11 DOM
14. 2026-05-31
    days on market $824,900 Active 10 DOM
15. 2026-05-21
    listed $824,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 30 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: $104,808
• − Mortgage interest: −$46,207
• − Property taxes: −$12,374
• − Insurance: −$4,124
• − Repairs & maintenance: −$8,385
• − Management: −$8,385
• − Depreciation: −$23,997
• Taxable income: $1,336
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $14,069/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 · 0 photos

Excellent 95/100 None rehab

This pre-construction multi-family property is in excellent condition with no visible repairs or maintenance needed. It offers a modern design with impact-resistant windows and shared parking, making it an attractive investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value.
• Both Landscaping improvements — A well-maintained landscape can significantly increase the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained landscape can significantly increase the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Brownsville

• Score: 75/100
• State rank: #246
• US rank: #3900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 58,908
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 58,908
• Household income: $39,608
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 5748.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% Black 28% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 24% Dominican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 64% French/Haitian/Cajun 1%

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: ▼ -102.31%
• Current HPI: 574.9225
• Rent YoY: ▼ -0.41%
• 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

1 event — show timeline

• 2026-05-21 Listed $824,900 MARMLS