2367 NW 82nd St · West Little River, FL 33147

$569,000

4 bd · 2.0 ba · 1,623 sqft · MultiFamily public records · 265 Days on market

Built 1956

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Why this score? — see what drove the D- 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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

DUPLEX 3/1/1 AND 1/1. EXCELLENT INVESTMENT. READY TO CLOSE. SELLER TO CHOOSE TITLE COMPANY

Key facts

• 33147 area
• 8 parking spots
• Built 1956

Tags

• INCOME PRODUCING PROPERTY
• 33147 AREA
• CLOSE TO WEST LITTLE RIVER

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: Operating as a multi-unit property with rental income: three 1-bed units and one 3-bed unit; Reported actual rents include $1,200 for a 1-bed unit and $2,800 for the 3-bed unit; other units' rents not specified
• HOA & community: No HOA information provided

Exterior

• Parking: Total of 8 parking spaces; Combination of open parking and other parking (assigned per unit types)
• Security: No security features provided
• Utilities: Cable available; Public sewer and septic tank
• Home design: 2-story building; Resale property; Flat and tile roofing
• Construction: Block construction
• Exterior features: Less than a quarter acre lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three 1-bedroom units; One 3-bedroom unit (2 baths, 2 half baths)
• Flooring: Tile
• Bathrooms: Units include full and half bathrooms (see unit details)
• Heating & cooling: Central electric heating
• Interior features: Tile flooring
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $569k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative. Per door: $-57/mo.
• To cash-flow at today's rent, offer at most $549k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $437k (23.2% below list).
• Recommended offer: $437k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in West Little River — 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 79/100 on livability (#152 in FL, #2,286 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, 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: Rents soft (-0.7%/yr); 229 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,372/mo this rent would consume 103% of the median local household income ($51k/yr) (locally 2419% 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 $4k of loan paydown is wiped out by about $17k 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 265 days — a 12% lower offer ($501k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $80k; list at $569k implies a 611% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $437,200 (23.2% 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 265 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-112,472
• Equity at exit: $84,840

10-year hold

• IRR: -22.0%
• Equity multiple: 0.01×
• Total profit: $-157,494
• Equity at exit: $49,197

Cash invested: $159,320 (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 33147

• Home prices YoY: -30.9%
• Rents YoY: -0.7%
• Active inventory: 229
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $4,372 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$348 /mo · $4,170/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $-115

Break-even live

Break-even rent $4,517

Max offer price $548,753

Occupancy floor 98%

Sensitivity live

Price	-10% $207	-5% $46	+0% $-115	+5% $-276	+10% $-437
Rent	-10% $-460	-5% $-287	+0% $-115	+5% $58	+10% $231
Rate	-1.0pp $172	-0.5pp $30	base $-115	+0.5pp $-262	+1.0pp $-412

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,372
Total (2 units)			$4,372

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $569,000 Active 265 DOM
2. 2026-06-18
   days on market $569,000 Active 262 DOM
3. 2026-06-17
   days on market $569,000 Active 261 DOM
4. 2026-06-16
   days on market $569,000 Active 260 DOM
5. 2026-06-15
   days on market $569,000 Active 259 DOM
6. 2026-06-13
   days on market $569,000 Active 257 DOM
7. 2026-06-09
   days on market $569,000 Active 253 DOM
8. 2026-06-08
   days on market $569,000 Active 252 DOM
9. 2026-06-08
   days on market $569,000 Active 251 DOM
10. 2026-06-04
    days on market $569,000 Active 248 DOM
11. 2026-06-03
    days on market $569,000 Active 247 DOM
12. 2026-06-02
    days on market $569,000 Active 246 DOM
13. 2026-06-01
    days on market $569,000 Active 245 DOM
14. 2026-05-31
    days on market $569,000 Active 244 DOM
15. 2026-02-26
    price $569,000
16. 2025-09-29
    listed $579,000 Active
17. 2013-04-02
    soldstatus $80,000 90-char remark

    Show marketing remark (90 chars)

    DUPLEX 3/1/1 AND 1/1. EXCELLENT INVESTMENT. READY TO CLOSE. SELLER TO CHOOSE TITLE COMPANY

18. 2012-12-19
    soldstatus $80,000
19. 2012-10-09
    listed $84,900 90-char remark

    Show marketing remark (90 chars)

    DUPLEX 3/1/1 AND 1/1. EXCELLENT INVESTMENT. READY TO CLOSE. SELLER TO CHOOSE TITLE COMPANY

20. 2007-07-12
    soldstatus $190,000
21. 2007-07-11
    soldstatus $190,000 263-char remark

    Show marketing remark (263 chars)

    Spacious Duplex--Unit#1-- 3 bedrooms 1.5 baths and Unit# 2-- 1 bedroom,1 bathroom; big backyard with patio; Elementary school and city park nearby; Property needs some work--has potential ***Property Sold "As-Is" **Contract Pending-Backup Offers Only***

22. 2007-04-18
    listed $230,000 263-char remark

    Show marketing remark (263 chars)

    Spacious Duplex--Unit#1-- 3 bedrooms 1.5 baths and Unit# 2-- 1 bedroom,1 bathroom; big backyard with patio; Elementary school and city park nearby; Property needs some work--has potential ***Property Sold "As-Is" **Contract Pending-Backup Offers Only***

ⓘ 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: $4,170 · $348/mo
• Projected year-2 tax: $4,723 · $394/mo
• Expected delta: +$553/yr (+$46/mo · 13.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 23 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: $52,464
• − Mortgage interest: −$31,873
• − Property taxes: −$4,170
• − Insurance: −$2,845
• − Repairs & maintenance: −$4,197
• − Management: −$4,197
• − Depreciation: −$16,553
• Taxable loss: −$11,371
• Est. tax savings @ 24.0%: +$2,729
• After-tax cash flow: $1,354/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 — West Little River

• Score: 79/100
• State rank: #152
• US rank: #2286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Little River, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,393
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 50,419
• Household income: $50,704
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 2419.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% Black 46% Two or more races 22% White 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Hispanic 5%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 50% French/Haitian/Cajun 5%

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: ▼ -286.84%
• Current HPI: 642.2677
• Rent YoY: ▼ -0.71%
• 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

+147.4% since first listed

8 events — show timeline

• 2026-02-26 Price Changed $569,000 MARMLS
• 2025-09-29 Listed $579,000 MARMLS
• 2013-04-02 Sold (MLS) $80,000 MARMLS
• 2012-12-19 Sold (Public Records) $80,000 Public Records
• 2012-10-09 Listed $84,900 MARMLS
• 2007-07-12 Sold (Public Records) $190,000 Public Records
• 2007-07-11 Sold (MLS) $190,000 Beaches MLS
• 2007-04-18 Listed $230,000 Beaches MLS

Property tax history

+7.6%/yr

Latest (2025): $4,170 · -41.9% YoY. Source: county tax records.