9311 SW 37th St · Westchester, FL 33165

$799,000

4 bd · 2.0 ba · 2,106 sqft · MultiFamily public records · 317 Days on market

Built 1963 Est $777k · at est.

---

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 +11.9/30.0
• ARV discount +6.2/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• 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

Must-See Duplex in the Heart of Westchester This unique and centrally located duplex offers incredible potential in the highly desirable Westchester area — just minutes from supermarkets, schools, and public transportation. Property Features: Main Unit: 1 bed / 1 bath Second Unit: Can be configured as a 1 bed / 1 bath or a 2 bed / 1 bath Third Unit: 1 bed / 1 bath, summer kitchen and plenty of parking Impact windows and doors Second and third units fully updated Important Note: The property has open permits and existing code violations that will be assumed by the buyer. Great opportunity for investors or buyers looking to customize and capitalize on a multi-unit property in a

Key facts

• Must-see duplex
• Fully updated units
• Plenty of parking

Tags

• MUST-SEE DUPLEX
• HEART OF WESTCHESTER
• SUMMER KITCHEN
• IMPACT WINDOWS AND DOORS
• FULLY UPDATED UNITS
• PLENTY OF PARKING

Property features AI

Finance

• Financial info: Rent details vary by unit; one unit listed with $1,000 monthly and noted as month‑to‑month; Trash collection included in rent for some units
• HOA & community: Laundry facilities available (community)

Exterior

• Parking: Total of 4 parking spaces; Other parking configurations noted (varies by unit)
• Security: Fire sprinklers in some units
• Utilities: Cable available; Septic tank
• Home design: Single‑story building
• Construction: Block construction; Concrete roof
• Exterior features: Balcony; Enclosed porch / screened porch; Patio; Outdoor grill; Fence; Shed

Interior

• Kitchen: Ranges; Refrigerators; Dishwasher (in some units); Microwave (in some units); Garbage disposal (in some units)
• Bedrooms: Three 1‑bedroom units; Two 2‑bedroom units
• Flooring: Terrazzo; Tile
• Bathrooms: Units include full and half bath configurations (some units have 1 full bath; 2‑bed units include 1 full and 1 half bath)
• Heating & cooling: Central air; Ceiling fans; Wall/window units
• Interior features: Terrazzo and tile flooring
• Laundry & utility: On‑site laundry facilities (community); Dryer listed as an appliance in some units; Electric meters; Gas tank (leased) in some units; Fuse box / electrical panel

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative. Per door: $-102/mo.
• To cash-flow at today's rent, offer at most $763k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $620k (22.5% below list).
• Recommended offer: $620k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Westchester — 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 85/100 on livability (#26 in FL, #589 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, health & safety A+; Watch: cost of living 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 flat; 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,195/mo this rent would consume 87% of the median local household income ($85k/yr) (locally 1869% 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 $6k of loan paydown is wiped out by about $24k 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 317 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $799k implies a 2216% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $619,500 (22.5% 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 317 days. Have you received any prior offers? Is the seller open to a 22% 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 1963 — 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 A-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: 0.78% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $777,114
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8961 SW 34th St	0.37mi	4/3.0	2,301 (+9%)	24mo	$849,500	$369	43

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-160,324
• Equity at exit: $119,133

10-year hold

• IRR: -22.6%
• Equity multiple: -0.01×
• Total profit: $-225,618
• Equity at exit: $69,083

Cash invested: $223,720 (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 33165

• Rents YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $6,195 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$574 /mo · $6,891/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,301
• Net cashflow: $-203

Break-even live

Break-even rent $6,452

Max offer price $763,107

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$6,194
Total (2 units)			$6,195

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9228 SW 37th St Miami, FL	3.0	2.0	2284	$3,700	$1.62	5d	1	0.11mi
9228 SW 37th St Unit 9228 Miami, FL	3.0	2.0	2284	$3,700	$1.62	24d	1	0.11mi
3221 SW 93rd Pl Miami, FL	3.0	2.0	2088	$3,700	$1.77	24d	1	0.24mi
9699 SW 35th St Miami, FL	3.0	2.0	1700	$4,350	$2.56	3d	1	0.36mi
8877 SW 36th St Miami, FL	5.0	3.0	2719	$4,750	$1.75	24d	1	0.42mi
3030 SW 96th Ave Miami, FL	3.0	2.0	1740	$5,000	$2.87	24d	1	0.47mi
8774 SW 36th St Miami, FL	3.0	2.0	1600	$3,750	$2.34	24d	1	0.55mi
3731 SW 87th Pl Miami, FL	3.0	2.0	1440	$3,600	$2.50	18d	1	0.55mi
8773 SW 36th St Miami, FL	3.0	3.0	1500	$3,750	$2.50	24d	1	0.56mi
3855 SW 87th Pl Miami, FL	4.0	2.0	1740	$3,850	$2.21	24d	1	0.57mi
9315 SW 44th St Miami, FL	4.0	2.0	1602	$5,500	$3.43	22d	1	0.59mi
2780 SW 90th Ave Miami, FL	3.0	2.0	1470	$3,500	$2.38	7d	1	0.62mi
9901 SW 35th Ter Miami, FL	4.0	3.0	2104	$5,600	$2.66	24d	1	0.62mi
8980 SW 44th St Miami, FL	3.0	2.0	2203	$4,300	$1.95	24d	1	0.67mi
2645 SW 90th Ave Unit 2645 Miami, FL	3.0	2.0	2151	$3,500	$1.63	24d	1	0.72mi
4242 SW 98th Ave Unit 4242 Miami, FL	4.0	2.0	1692	$4,200	$2.48	24d	1	0.73mi
9320 SW 46th Ter #9320 Miami, FL	3.0	2.0	1904	$3,500	$1.84	24d	1	0.76mi
8581 SW 29th St Miami, FL	4.0	3.0	1749	$4,500	$2.57	1d	1	0.81mi
8581 SW 29th St Miami, FL	4.0	3.0	1749	$4,500	$2.57	24d	1	0.81mi
4865 SW 94th Ave Miami, FL	3.0	2.0	2200	$4,400	$2.00	24d	1	0.89mi
4161 SW 102nd Ave Miami, FL	4.0	3.0	1806	$4,000	$2.21	12d	1	0.94mi
4161 SW 102nd Ave Miami, FL	4.0	3.0	1806	$4,000	$2.21	24d	1	0.94mi
9910 SW 23rd St Unit n/a Miami, FL	3.0	2.5	1905	$4,000	$2.10	24d	1	1.02mi
10320 SW 38th Ter Miami, FL	3.0	2.5	2677	$4,000	$1.49	22d	1	1.02mi
4732 SW 87th Ct Unit 4732 Miami, FL	3.0	2.0	1418	$4,000	$2.82	3d	1	1.03mi
4732 SW 87th Ct Unit 4732 Miami, FL	3.0	2.0	1418	$4,100	$2.89	18d	1	1.03mi
8421 SW 27th Ter Miami, FL	3.0	2.0	2214	$3,850	$1.74	24d	1	1.04mi
8421 SW 27th Ter Miami, FL	3.0	2.0	2214	$3,999	$1.81	7d	1	1.04mi
3100 SW 103rd Ct Miami, FL	3.0	2.0	2139	$3,500	$1.64	24d	1	1.08mi
8225 SW 39th St Unit 1373700P Miami, FL	3.0	2.0	1496	$5,693	$3.81	2d	1	1.11mi
3420 SW 104th Ave Miami, FL	3.0	2.0	2033	$3,400	$1.67	24d	1	1.13mi
2134 SW 99th Ave Unit 2134 Miami, FL	3.0	2.0	1761	$4,500	$2.56	3d	1	1.13mi
9780 SW 19th St Miami, FL	4.0	3.5	2239	$7,695	$3.44	3d	1	1.19mi
9780 SW 19th St Miami, FL	4.0	3.5	2239	$7,695	$3.44	4d	1	1.19mi
8245 SW 43rd St Miami, FL	3.0	2.0	1620	$4,000	$2.47	24d	1	1.19mi
8310 SW 45th St Miami, FL	3.0	2.0	1800	$5,000	$2.78	7d	1	1.20mi
8310 SW 45th St Miami, FL	3.0	2.0	1800	$5,000	$2.78	24d	1	1.20mi
8201 SW 42nd St Miami, FL	4.0	3.0	1749	$5,500	$3.14	2d	1	1.20mi
9999 SW 21st St Miami, FL	3.0	2.0	2180	$5,000	$2.29	24d	1	1.21mi
1621 SW 93rd Ct Unit 1537764P Miami, FL	3.0	3.0	1894	$6,679	$3.53	15d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $799,000 Active 317 DOM
2. 2026-06-17
   days on market $799,000 Active 316 DOM
3. 2026-06-16
   days on market $799,000 Active 315 DOM
4. 2026-06-15
   days on market $799,000 Active 314 DOM
5. 2026-06-13
   days on market $799,000 Active 312 DOM
6. 2026-06-09
   days on market $799,000 Active 308 DOM
7. 2026-06-08
   days on market $799,000 Active 307 DOM
8. 2026-06-08
   days on market $799,000 Active 306 DOM
9. 2026-06-04
   days on market $799,000 Active 303 DOM
10. 2026-06-03
    days on market $799,000 Active 302 DOM
11. 2026-06-02
    days on market $799,000 Active 301 DOM
12. 2026-06-01
    days on market $799,000 Active 300 DOM
13. 2026-05-31
    days on market $799,000 Active 299 DOM
14. 2025-10-17
    price $799,000
15. 2025-08-05
    listed $849,000 Active
16. 1971-06-01
    soldstatus $34,500

ⓘ 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: $6,891 · $574/mo
• Projected year-2 tax: $6,891 · $574/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 30 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: $74,340
• − Mortgage interest: −$44,756
• − Property taxes: −$6,891
• − Insurance: −$3,995
• − Repairs & maintenance: −$5,947
• − Management: −$5,947
• − Depreciation: −$23,244
• Taxable loss: −$16,441
• Est. tax savings @ 24.0%: +$3,946
• After-tax cash flow: $1,508/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 — Westchester

• Score: 85/100
• State rank: #26
• US rank: #589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westchester, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 50,471
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,817
• Household income: $85,200
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1869.0

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 54% White 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 70% Dominican 1% Salvadoran 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 65% · Canada, Jamaica, Dominican Republic
• Languages at home: 10% English-only · Spanish 89% 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: ▼ -642.07%
• Current HPI: 447.0023
• Rent YoY: ▲ 0.07%
• 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

+2215.9% since first listed

3 events — show timeline

• 2025-10-17 Price Changed $799,000 MARMLS
• 2025-08-05 Listed $849,000 MARMLS
• 1971-06-01 Sold (Public Records) $34,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,891 · +4.0% YoY. Source: county tax records.