1563 NE 148th St · Golden Glades, FL 33161

$660,000

6 bd · 4.0 ba · 2,670 sqft · MultiFamily public records · 100 Days on market

Built 1952 Est $499k · 32% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• 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

ALL CASH * * * Showing Confirmation will be given upon the receiving Proof of funds. Email to given email below Property Appraised at $675,000 Excellent income-producing opportunity in Incorporated Miami-Dade! This versatile property features three separate units, making it ideal for investors. The property includes: Unit 1: Spacious 3 bedroom / 2 bathroom Unit 2: Comfortable 2 bedroom / 1 bathroom Unit 3: Cozy 1 bedroom / 1 bathroom (Not Shown in pictures) Each unit offers a functional layout with strong rental potential. The property does need TLC, making it a great opportunity for buyers looking to add value, renovate, and maximize returns. Situated on a sizable lot and conven

Key facts

• Three separate units
• Sizable lot
• 4 parking spots

Tags

• THREE SEPARATE UNITS
• SIZABLE LOT
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Three rental units with current actual rents: $1,800 (1-bed, month-to-month), $2,500 (2-bed), $3,500 (partially furnished 3-bed)

Exterior

• Parking: Total of 4 parking spaces; Other/unspecified parking
• Utilities: Septic tank sewer; Cable not available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Less than quarter acre lot

Interior

• Bedrooms: One 1-bedroom unit (month-to-month); One 2-bedroom unit; One partially furnished 3-bedroom unit
• Flooring: Ceramic tile
• Bathrooms: Unit with 1 full bathroom (1-bed); Unit with 1 full bathroom (2-bed); Unit with 2 full bathrooms (3-bed)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $660k.

Deal economics

• At list price, monthly cash flow is $10k ($121k/yr) — positive. Per door: $3k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $660k).
• Recommended offer: $601k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.4% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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 soft (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $19,060/mo this rent would consume 392% of the median local household income ($58k/yr) (locally 3226% 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 $5k of loan paydown is wiped out by about $20k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $185k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.
• Current owner paid $64k; list at $660k implies a 930% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $600,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.89% ✓
• Cap rate: 25.43%
• Cash-on-cash: 68.35%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $499,290
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1371 NE 144th St	0.35mi	5/4.0 (-1)	2,881 (+8%)	10mo	$540,000	$187	58

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: 61.3%
• Equity multiple: 3.60×
• Total profit: $480,981
• Equity at exit: $98,408

10-year hold

• IRR: 64.8%
• Equity multiple: 6.59×
• Total profit: $1,033,416
• Equity at exit: $57,065

Cash invested: $184,800 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $19,060 medium
• Mortgage (P&I): −$3,461
• Tax from tax record: −$795 /mo · $9,540/yr
• Insurance: −$275
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,003
• Net cashflow: $10,100

Break-even live

Break-even rent $6,276

Max offer price $660,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$19,060
Total (4 units)			$19,060

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $660,000 Active 100 DOM
2. 2026-06-17
   days on market $660,000 Active 99 DOM
3. 2026-06-16
   days on market $660,000 Active 98 DOM
4. 2026-06-15
   days on market $660,000 Active 97 DOM
5. 2026-06-13
   days on market $660,000 Active 95 DOM
6. 2026-06-09
   days on market $660,000 Active 91 DOM
7. 2026-06-08
   days on market $660,000 Active 90 DOM
8. 2026-06-07
   days on market $660,000 Active 89 DOM
9. 2026-06-04
   days on market $660,000 Active 86 DOM
10. 2026-06-03
    days on market $660,000 Active 85 DOM
11. 2026-06-02
    days on market $660,000 Active 84 DOM
12. 2026-06-01
    days on market $660,000 Active 83 DOM
13. 2026-05-31
    days on market $660,000 Active 82 DOM
14. 2026-04-21
    status Active
15. 2026-04-21
    price $660,000
16. 2026-04-15
    status Pending
17. 2026-03-04
    listed $645,000 Active
18. 2023-10-02
    historical
19. 2023-09-30
    status Active
20. 2023-08-30
    listed $620,000 Active
21. 2023-08-25
    historical
22. 2023-05-31
    listed $649,500
23. 2021-01-04
    historical
24. 2020-08-09
    status Active
25. 2020-08-09
    price $575,000
26. 2020-08-04
    historical Active Under Contract
27. 2020-07-03
    listed $525,000 Active
28. 2019-02-28
    soldstatus $64,100
29. 2017-11-28
    historical
30. 2017-10-26
    listed $325,000 Active
31. 2013-06-12
    historical
32. 2013-06-03
    price $212,000 Active
33. 2013-06-03
    status Active
34. 1990-02-07
    soldstatus $93,000
35. 1983-02-01
    soldstatus $40,000
36. 1977-12-01
    soldstatus $30,500

ⓘ 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: $9,540 · $795/mo
• Projected year-2 tax: $9,540 · $795/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 6/10 Major FEMA zone AE · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $228,720
• − Mortgage interest: −$36,970
• − Property taxes: −$9,540
• − Insurance: −$8,418
• − Repairs & maintenance: −$18,298
• − Management: −$18,298
• − Depreciation: −$19,200
• Taxable income: $117,996
• Est. tax owed @ 24.0%: −$28,319
• After-tax cash flow: $92,878/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+2063.9% since first listed

23 events — show timeline

• 2026-04-21 Relisted — MARMLS
• 2026-04-21 Price Changed $660,000 MARMLS
• 2026-04-15 Pending — MARMLS
• 2026-03-04 Listed $645,000 MARMLS
• 2023-10-02 Listing Removed — MARMLS
• 2023-09-30 Relisted — MARMLS
• 2023-08-30 Listed $620,000 MARMLS
• 2023-08-25 Listing Removed — Beaches MLS
• 2023-05-31 Listed $649,500 Beaches MLS
• 2021-01-04 Listing Removed — MARMLS
• 2020-08-09 Relisted — MARMLS
• 2020-08-09 Price Changed $575,000 MARMLS
• 2020-08-04 Contingent — MARMLS
• 2020-07-03 Listed $525,000 MARMLS
• 2019-02-28 Sold (Public Records) $64,100 Public Records
• 2017-11-28 Listing Removed — MARMLS
• 2017-10-26 Listed $325,000 MARMLS
• 2013-06-12 Listing Removed — MARMLS
• 2013-06-03 Relisted — MARMLS
• 2013-06-03 Price Changed $212,000 MARMLS
• 1990-02-07 Sold (Public Records) $93,000 Public Records
• 1983-02-01 Sold (Public Records) $40,000 Public Records
• 1977-12-01 Sold (Public Records) $30,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $9,540 · +4.6% YoY. Source: county tax records.