560 NW 133rd St · North Miami, FL 33168

$225,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 10 Days on market

Built 1950 7,920 sqft lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Neat little home located in North Miami – property has 2 bedrooms and one bath, property will be sold AS IS. Property needs some TLC. Still, a high value surprise.

Key facts

• 7,920 sq ft lot
• Built 1950
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/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 $213k (5.3% below list).
• Recommended offer: $213k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, 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: 130 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $54k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $225k implies a 411% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,050 (5.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $505,725
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 NW 142nd St	0.61mi	2/1.0	750 (-9%)	4mo	$355,000	$473	54
12435 NW 10th Ave	0.67mi	2/1.0	837 (+2%)	18mo	$410,000	$490	52
13745 NW 4th Pl	0.33mi	2/1.0	750 (-9%)	21mo	$460,000	$613	52
50 NW 127th St	0.62mi	3/2.0 (+1)	777 (-6%)	10mo	$490,000	$631	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-14,311
• Equity at exit: $33,548

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $15,770
• Equity at exit: $19,454

Cash invested: $63,000 (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 33168

• Home prices YoY: -33.9%
• Active inventory: 130
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $349

Break-even live

Break-even rent $1,688

Max offer price $225,000

Occupancy floor 79%

Sensitivity live

Price	-10% $477	-5% $413	+0% $349	+5% $286	+10% $222
Rent	-10% $181	-5% $265	+0% $349	+5% $434	+10% $518
Rate	-1.0pp $463	-0.5pp $407	base $349	+0.5pp $291	+1.0pp $232

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-26
   status Pending
2. 2026-02-19
   status Active
3. 2026-02-19
   price $225,000
4. 2025-12-30
   status Pending
5. 2025-12-30
   status Active
6. 2025-12-20
   status Pending
7. 2025-12-16
   listed $279,000 Active
8. 1987-02-01
   soldstatus $44,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,147/yr (+$96/mo · 159.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 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: $25,566
• − Mortgage interest: −$12,603
• − Property taxes: −$720
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$6,545
• Taxable income: $481
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $4,077/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,775
• Household income: $65,777
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 450.0

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 Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 26% Two or more races 12% White 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 43%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 27% English-only · French/Haitian/Cajun 46% Spanish 26%

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: ▼ -253.88%
• Current HPI: 495.6262
• Rent YoY: —
• 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

+411.4% since first listed

8 events — show timeline

• 2026-02-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 1987-02-01 Sold (Public Records) $44,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $720 · +2.0% YoY. Source: county tax records.