4801 NW 7 St Unit 209-16 · Miami, FL 33126

$240,000

2 bd · 2.0 ba · 789 sqft · Condo · 175 Days on market

Built 1974 Fair condition $304/sqft · 13% below area Est $277k · 13% under · waterfront $544/mo HOA · 25% of rent

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Why this score? — see what drove the F 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 +13.5/15.0
• Cash flow +5.6/30.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.2/5.0
• Rent growth +1.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

VERY SPACIOUS 2 BEDROOM 2 BATH LOCATED IN THE SUNSET VILLAS COMMUNITY GREAT LOCATION, CLOSE TO AIRPORT AND MAJOR MALLS, SECURE COMPLEX, READY TO MOVE IN AND EASY TO SHOW

Key facts

• $544 HOA
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (39.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (10.1% below list).
• Recommended offer: $146k (39.2% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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); 260 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 175 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $146,034 (39.2% 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 175 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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?
12. 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?
13. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
14. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
15. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.88%
• DSCR: 0.60
• GRM: 9.3

CMA / ARV

• ARV (median comp): $277,187
• List price: $240,000
• Delta: -13.42%
• 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: -42.8%
• Equity multiple: -0.28×
• Total profit: $-86,115
• Equity at exit: $35,785

10-year hold

• IRR: —
• Equity multiple: -1.24×
• Total profit: $-150,821
• Equity at exit: $20,751

Cash invested: $67,200 (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 · 6 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: -13.2% 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: 260
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$544
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-649

Break-even live

Break-even rent $2,981

Max offer price $146,034

Occupancy floor —

Sensitivity live

Price	-10% $-484	-5% $-566	+0% $-649	+5% $-732	+10% $-815
Rent	-10% $-820	-5% $-735	+0% $-649	+5% $-564	+10% $-479
Rate	-1.0pp $-529	-0.5pp $-588	base $-649	+0.5pp $-712	+1.0pp $-775

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: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Lease consideredPets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $544 covering common areas

Exterior

• Parking: One parking space
• Security: Security guard
• Utilities: Has heating and cooling (central)
• Home design: Condominium/attached property7-story buildingEntry on level 2
• Construction: Block constructionResale property
• Exterior features: Security guard

Interior

• Kitchen: Electric rangeRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Tile flooringOther interior features

HOA detail $544/mo · $6,528/yr condo

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

Listing history 49 events

1. 2026-08-08
   days on market $240,000 Active 175 DOM
2. 2026-08-06
   days on market $240,000 Active 173 DOM
3. 2026-08-05
   days on market $240,000 Active 172 DOM
4. 2026-08-04
   days on market $240,000 Active 171 DOM
5. 2026-08-03
   days on market $240,000 Active 170 DOM
6. 2026-07-31
   days on market $240,000 Active 167 DOM
7. 2026-07-28
   days on market $240,000 Active 164 DOM
8. 2026-07-24
   days on market $240,000 Active 160 DOM
9. 2026-07-23
   days on market $240,000 Active 159 DOM
10. 2026-07-22
    days on market $240,000 Active 158 DOM
11. 2026-07-21
    days on market $240,000 Active 157 DOM
12. 2026-07-20
    days on market $240,000 Active 156 DOM
13. 2026-07-18
    days on market $240,000 Active 154 DOM
14. 2026-07-16
    days on market $240,000 Active 152 DOM
15. 2026-07-15
    days on market $240,000 Active 151 DOM
16. 2026-07-13
    days on market $240,000 Active 149 DOM
17. 2026-07-13
    days on market $240,000 Active 148 DOM
18. 2026-07-11
    days on market $240,000 Active 147 DOM
19. 2026-07-10
    days on market $240,000 Active 146 DOM
20. 2026-07-09
    days on market $240,000 Active 145 DOM
21. 2026-07-07
    days on market $240,000 Active 143 DOM
22. 2026-07-06
    days on market $240,000 Active 142 DOM
23. 2026-07-06
    days on market $240,000 Active 141 DOM
24. 2026-07-05
    days on market $240,000 Active 140 DOM
25. 2026-07-04
    days on market $240,000 Active 139 DOM
26. 2026-07-02
    days on market $240,000 Active 138 DOM
27. 2026-07-01
    days on market $240,000 Active 137 DOM
28. 2026-06-30
    days on market $240,000 Active 136 DOM
29. 2026-06-29
    days on market $240,000 Active 135 DOM
30. 2026-06-28
    days on market $240,000 Active 134 DOM
31. 2026-06-27
    days on market $240,000 Active 133 DOM
32. 2026-06-26
    days on market $240,000 Active 132 DOM
33. 2026-06-24
    days on market $240,000 Active 130 DOM
34. 2026-06-22
    days on market $240,000 Active 128 DOM
35. 2026-06-21
    days on market $240,000 Active 127 DOM
36. 2026-06-18
    days on market $240,000 Active 124 DOM
37. 2026-06-17
    days on market $240,000 Active 123 DOM
38. 2026-06-16
    days on market $240,000 Active 122 DOM
39. 2026-06-15
    days on market $240,000 Active 121 DOM
40. 2026-06-13
    days on market $240,000 Active 119 DOM
41. 2026-06-09
    days on market $240,000 Active 115 DOM
42. 2026-06-08
    days on market $240,000 Active 114 DOM
43. 2026-06-07
    days on market $240,000 Active 113 DOM
44. 2026-06-04
    days on market $240,000 Active 110 DOM
45. 2026-06-03
    days on market $240,000 Active 109 DOM
46. 2026-06-02
    days on market $240,000 Active 108 DOM
47. 2026-06-01
    days on market $240,000 Active 107 DOM
48. 2026-05-31
    days on market $240,000 Active 106 DOM
49. 2026-02-02
    listed $240,000 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 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: $25,902
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$3,024
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$6,528
• − Depreciation: −$6,982
• Taxable loss: −$11,820
• Est. tax savings @ 24.0%: +$2,837
• After-tax cash flow: $-4,956/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 · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,945–$11,835 screening

A modestly maintained townhouse with average condition, requiring minor repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Some wear
• Minor Bathroom fixtures — Some wear
• Minor Exterior paint — Some wear

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace worn-out flooring — Improves living space and reduces maintenance costs ↑
• Both Clean and organize kitchen and bathrooms — Creates a more inviting and functional living space ↑

ⓘ 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

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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%

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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%

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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

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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

• Financial info: Lease consideredPets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $544 covering common areas

Exterior

• Parking: One parking space
• Security: Security guard
• Utilities: Has heating and cooling (central)
• Home design: Condominium/attached property7-story buildingEntry on level 2
• Construction: Block constructionResale property
• Exterior features: Security guard

Interior

• Kitchen: Electric rangeRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Tile flooringOther interior features

Price history

1 event — show timeline

• 2026-02-02 Listed $240,000 MARMLS