11970 SW 217th St · Goulds, FL 33170

$639,900

6 bd · 4.0 ba · 2,154 sqft · MultiFamily public records · 29 Days on market

Built 2005

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

* * Reduced for quick sale * * Great Investment opportunity! Duplex with 3 bedrooms, 2 bathrooms each unit. , cemented driveway, Big Patio. --New accordion hurricane shutter. -Built in 2005-. * * Section 8 may allow up to $3,300 rental per unit * * Hurry up! --it won't last---Request appointment through Show Assist and --Call or Text Listing agent for instructions to show it--Property has Alarm and Cameras-- * * Buyer must close with Seller's Closing Agent * *

Key facts

• Cemented driveway
• Big patio
• Duplex

Tags

• CEMENTED DRIVEWAY
• BIG PATIO
• DUPLEX

Property features AI

Finance

• Financial info: Two identical unit types: each consists of a 3-bed, 2-bath unfurnished unit; Each unit currently shows actual rent listed as $3,300

Exterior

• Parking: Open parking with a total of 4 parking spaces
• Security: Storm/security shutters
• Utilities: Public sewer; Cable service not available
• Home design: Single-story building; Block construction; Shingle roof; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Storm/security shutters; Lot is less than a quarter acre

Interior

• Kitchen: Range included in each unit
• Bedrooms: Four units total: two 3-bedroom units (each unit listed as 3 bedrooms)
• Flooring: Ceramic tile
• Bathrooms: Each 3-bedroom unit has 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring
• Laundry & utility: Laundry room in each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $640k.

Deal economics

• At list price, monthly cash flow is $-76 ($-913/yr) — negative. Per door: $-38/mo.
• To cash-flow at today's rent, offer at most $626k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $537k (16.0% below list).
• Recommended offer: $537k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety B+, crime 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: 204 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,374/mo this rent would consume 87% of the median local household income ($74k/yr) (locally 392% 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 $19k 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 29 days — a 2% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $335k; list at $640k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $537,400 (16.0% 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. 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. 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?
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: 0.84% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-108,520
• Equity at exit: $95,411

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-100,662
• Equity at exit: $55,327

Cash invested: $179,172 (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 33170

• Home prices YoY: -24.9%
• Active inventory: 204
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $5,374 high
• Mortgage (P&I): −$3,356
• Tax from tax record: −$699 /mo · $8,391/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $-76

Break-even live

Break-even rent $5,470

Max offer price $626,453

Occupancy floor 96%

Sensitivity live

Price	-10% $286	-5% $105	+0% $-76	+5% $-257	+10% $-438
Rent	-10% $-501	-5% $-288	+0% $-76	+5% $136	+10% $348
Rate	-1.0pp $246	-0.5pp $87	base $-76	+0.5pp $-242	+1.0pp $-411

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,374
Total (2 units)			$5,374

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: $159,975
• Closing costs: $19,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22431 SW 125th Ave Unit 19B Goulds, FL	5.0	3.0	2518	$4,540	$1.80	25d	1	0.69mi
22431 SW 125th Ave Unit 19A Goulds, FL	5.0	3.0	2518	$4,540	$1.80	21d	1	0.69mi
22105 SW 113th Pl Miami, FL	5.0	2.0	1764	$4,000	$2.27	25d	1	0.70mi
20301 SW 117th Ave Miami, FL	5.0	2.0	2003	$3,350	$1.67	9d	1	0.98mi
23030 SW 114th Path Miami, FL	5.0	4.0	2530	$4,011	$1.59	25d	1	0.99mi
20234 SW 128th Pl Miami, FL	5.0	3.5	2598	$4,850	$1.87	4d	1	1.29mi
21402 SW 132nd Pl Unit 1546482P Quail Heights, FL	5.0	4.0	2906	$5,645	$1.94	9d	1	1.31mi
19440 SW 125th Ave Unit 0 Miami, FL	5.0	3.0	1925	$3,850	$2.00	25d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $639,900 Active 29 DOM
2. 2026-06-18
   days on market $639,900 Active 26 DOM
3. 2026-06-18
   remarks 472-char remark
4. 2026-06-18
   price $639,900 Active 25 DOM
5. 2026-06-17
   days on market $650,000 Active 25 DOM
6. 2026-06-16
   days on market $650,000 Active 24 DOM
7. 2026-06-15
   days on market $650,000 Active 23 DOM
8. 2026-06-13
   days on market $650,000 Active 21 DOM
9. 2026-06-09
   days on market $650,000 Active 17 DOM
10. 2026-06-08
    days on market $650,000 Active 16 DOM
11. 2026-06-07
    days on market $650,000 Active 15 DOM
12. 2026-06-04
    days on market $650,000 Active 12 DOM
13. 2026-06-03
    days on market $650,000 Active 11 DOM
14. 2026-06-02
    days on market $650,000 Active 10 DOM
15. 2026-06-01
    days on market $650,000 Active 9 DOM
16. 2026-06-01
    remarks 437-char remark
17. 2026-05-31
    days on market $650,000 Active 8 DOM
18. 2026-05-20
    listed $650,000 Active
19. 2021-06-30
    historical
20. 2020-12-18
    listed $450,000 Active
21. 2006-01-04
    soldstatus $335,000
22. 2003-08-16
    soldstatus $50,000

ⓘ 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: $8,391 · $699/mo
• Projected year-2 tax: $8,391 · $699/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 31 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: $64,488
• − Mortgage interest: −$35,844
• − Property taxes: −$8,391
• − Insurance: −$3,200
• − Repairs & maintenance: −$5,159
• − Management: −$5,159
• − Depreciation: −$18,615
• Taxable loss: −$11,880
• Est. tax savings @ 24.0%: +$2,851
• After-tax cash flow: $1,938/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 — Goulds

• Score: 70/100
• State rank: #431
• US rank: #7705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goulds, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 16,652
• Household income: $73,958
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 392.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 36% Black 27% White 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 36% Dominican 3%
• Common ancestry: Hispanic 2%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 61% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -169.57%
• Current HPI: 511.3532
• 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

+1200.0% since first listed

5 events — show timeline

• 2026-05-20 Listed $650,000 MARMLS
• 2021-06-30 Listing Removed — MARMLS
• 2020-12-18 Listed $450,000 MARMLS
• 2006-01-04 Sold (Public Records) $335,000 Public Records
• 2003-08-16 Sold (Public Records) $50,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $8,391 · +7.4% YoY. Source: county tax records.