2140 NW 1st Ter · Miami, FL 33125

$695,000

2 bd · 2.0 ba · 2,000 sqft · MultiFamily public records · 45 Days on market

Built 1951

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 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 MLS

The property is to be placed in an upcoming auction. All bids should be submitted at www. homesearch.com (void where prohibited). All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions (m inimums will apply). Please contact listing agent for details and commission paid on this property. PLEASE EMAIL AGENT FOR ANY QUESTIONS

Key facts

• Remodeled quadplex
• Modern finishes
• 8 parking spots

Tags

• REMODELED QUADPLEX
• HIGHLY CENTRAL LOCATION
• INCOME-PRODUCING PROPERTY
• MODERN FINISHES
• FLEXIBLE LIVING OPTIONS
• EXCELLENT RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Rent includes gardener and hot water

Exterior

• Parking: 8 total parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story home; Shingle roof; Block construction; Effective year built
• Construction: Block construction; Shingle roof; Built (effective year indicated)
• Exterior features: Quarter- to half-acre lot

Interior

• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on the windows; Tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 1.0-bed/1.0-bath units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $695k).
• Recommended offer: $674k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 1.9% 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.
• Market conditions: Rents soft (-1.4%/yr); 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $12,516/mo this rent would consume 334% of the median local household income ($45k/yr) (locally 5223% 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 $21k 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 $195k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($674k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $131k; list at $695k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $674,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.80% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 4.6

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: 24.3%
• Equity multiple: 1.96×
• Total profit: $187,727
• Equity at exit: $103,627

10-year hold

• IRR: 30.3%
• Equity multiple: 3.34×
• Total profit: $455,866
• Equity at exit: $60,091

Cash invested: $194,600 (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 33125

• Rents YoY: -1.4%
• Active inventory: 239
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $12,516 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$663 /mo · $7,953/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,628
• Net cashflow: $5,291

Break-even live

Break-even rent $5,819

Max offer price $695,000

Occupancy floor 53%

Sensitivity live

Price	-10% $5,684	-5% $5,487	+0% $5,291	+5% $5,094	+10% $4,897
Rent	-10% $4,302	-5% $4,796	+0% $5,291	+5% $5,785	+10% $6,279
Rate	-1.0pp $5,641	-0.5pp $5,467	base $5,291	+0.5pp $5,111	+1.0pp $4,927

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

Units	Beds	Baths	Est. rent
▸ 4× units	1.0	1	$12,516
Total (4 units)			$12,516

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$7,851	$4.57	8d	3	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $695,000 Active 45 DOM
2. 2026-06-17
   days on market $695,000 Active 44 DOM
3. 2026-06-16
   days on market $695,000 Active 43 DOM
4. 2026-06-15
   days on market $695,000 Active 42 DOM
5. 2026-06-13
   days on market $695,000 Active 40 DOM
6. 2026-06-09
   days on market $695,000 Active 36 DOM
7. 2026-06-08
   days on market $695,000 Active 35 DOM
8. 2026-06-07
   days on market $695,000 Active 34 DOM
9. 2026-06-04
   days on market $695,000 Active 31 DOM
10. 2026-06-03
    days on market $695,000 Active 30 DOM
11. 2026-06-02
    days on market $695,000 Active 29 DOM
12. 2026-06-01
    days on market $695,000 Active 28 DOM
13. 2026-05-31
    days on market $695,000 Active 27 DOM
14. 2026-05-04
    listed $695,000 Active
15. 2014-10-16
    soldstatus $130,800
16. 2014-10-08
    soldstatus $130,000 Sold 397-char remark

    Show marketing remark (397 chars)

    The property is to be placed in an upcoming auction. All bids should be submitted at www. homesearch.com (void where prohibited). All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions (m inimums will apply). Please contact listing agent for details and commission paid on this property. PLEASE EMAIL AGENT FOR ANY QUESTIONS

17. 2014-04-19
    status Pending 397-char remark

    Show marketing remark (397 chars)

    The property is to be placed in an upcoming auction. All bids should be submitted at www. homesearch.com (void where prohibited). All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions (m inimums will apply). Please contact listing agent for details and commission paid on this property. PLEASE EMAIL AGENT FOR ANY QUESTIONS

18. 2014-04-17
    listed $95,000 Active 397-char remark

    Show marketing remark (397 chars)

    The property is to be placed in an upcoming auction. All bids should be submitted at www. homesearch.com (void where prohibited). All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions (m inimums will apply). Please contact listing agent for details and commission paid on this property. PLEASE EMAIL AGENT FOR ANY QUESTIONS

19. 2004-06-26
    soldstatus $260,000
20. 1989-02-03
    soldstatus $70,000

ⓘ 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: $7,953 · $663/mo
• Projected year-2 tax: $7,953 · $663/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $150,192
• − Mortgage interest: −$38,931
• − Property taxes: −$7,953
• − Insurance: −$3,475
• − Repairs & maintenance: −$12,015
• − Management: −$12,015
• − Depreciation: −$20,218
• Taxable income: $55,584
• Est. tax owed @ 24.0%: −$13,340
• After-tax cash flow: $50,148/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 — 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 · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+892.9% since first listed

7 events — show timeline

• 2026-05-04 Listed $695,000 MARMLS
• 2014-10-16 Sold (Public Records) $130,800 Public Records
• 2014-10-08 Sold (MLS) $130,000 MARMLS
• 2014-04-19 Pending — MARMLS
• 2014-04-17 Listed $95,000 MARMLS
• 2004-06-26 Sold (Public Records) $260,000 Public Records
• 1989-02-03 Sold (Public Records) $70,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $7,953 · +6.9% YoY. Source: county tax records.