820 Curtiss Dr · Opa-locka, FL 33054

$224,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 23 Days on market

Built 1957 6,500 sqft lot

---

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 +19.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home situated on a 6,500-square-foot lot in Opa-Locka. Property requires extensive repairs and is being sold as-is. Excellent opportunity for renovation, redevelopment, or a custom rebuild. Convenient location with easy access to schools, shopping, and major highways.

Key facts

• Custom rebuild
• Convenient location
• 6,500 sq ft lot

Tags

• RENOVATION OPPORTUNITY
• REDEVELOPMENT OPPORTUNITY
• CUSTOM REBUILD
• CONVENIENT LOCATION
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north; Resale property
• Construction: Block construction
• Exterior features: No notable exterior features listed; Less than quarter-acre lot

Interior

• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Rainbow Park Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 224 students, 79% FRL); North Dade Middle School (math 18% / reading 23%, grade F, #556 of 571 statewide, top 98%, 434 students, 79% FRL); Hialeah-Miami Lakes Senior High (math 21% / reading 33%, grade F, #478 of 667 statewide, top 73%, 1,344 students, 68% FRL).
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 141 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,576/mo this rent would consume 68% of the median local household income ($46k/yr) (locally 1811% 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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $225k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $221,526 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $476,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Curtiss Dr	0.08mi	3/2.0	1,056 (+5%)	20mo	$499,999	$473	71

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 · 4.86% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-20,300
• Equity at exit: $33,533

10-year hold

• IRR: 3.6%
• Equity multiple: 1.29×
• Total profit: $18,349
• Equity at exit: $19,445

Cash invested: $62,972 (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 33054

• Home prices YoY: -15.9%
• Rents YoY: 4.9%
• Active inventory: 141
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,576 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$523 /mo · $6,271/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $173

Break-even live

Break-even rent $2,357

Max offer price $224,900

Occupancy floor 88%

Sensitivity live

Price	-10% $300	-5% $236	+0% $173	+5% $109	+10% $45
Rent	-10% $-31	-5% $71	+0% $173	+5% $275	+10% $376
Rate	-1.0pp $286	-0.5pp $230	base $173	+0.5pp $115	+1.0pp $55

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $224,900 Active 23 DOM
2. 2026-06-18
   days on market $224,900 Active 20 DOM
3. 2026-06-17
   days on market $224,900 Active 19 DOM
4. 2026-06-16
   days on market $224,900 Active 18 DOM
5. 2026-06-15
   days on market $224,900 Active 17 DOM
6. 2026-06-13
   days on market $224,900 Active 15 DOM
7. 2026-06-09
   days on market $224,900 Active 11 DOM
8. 2026-06-08
   days on market $224,900 Active 10 DOM
9. 2026-06-07
   days on market $224,900 Active 9 DOM
10. 2026-06-04
    days on market $224,900 Active 6 DOM
11. 2026-06-03
    days on market $224,900 Active 5 DOM
12. 2026-06-02
    days on market $224,900 Active 4 DOM
13. 2026-06-01
    days on market $224,900 Active 3 DOM
14. 2026-05-31
    days on market $224,900 Active 2 DOM

ⓘ 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: $6,271 · $523/mo
• Projected year-2 tax: $6,271 · $523/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 8/10 Severe FEMA zone X (shaded) · 99% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,911
• − Mortgage interest: −$12,598
• − Property taxes: −$6,271
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$6,543
• Taxable loss: −$1,369
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $2,402/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 — Opa-locka

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Opa-locka, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 68,714
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 31,055
• Household income: $45,710
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1811.0

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 Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 29% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 27% Dominican 3%
• Common ancestry: Hispanic 5%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 52% English-only · Spanish 42% French/Haitian/Cajun 5% Chinese 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: ▼ -129.05%
• Current HPI: 681.4827
• Rent YoY: ▲ 4.86%
• 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

+561.5% since first listed

4 events — show timeline

• 2026-05-27 Listed $224,900 MARMLS
• 1985-11-01 Sold (Public Records) $54,000 Public Records
• 1981-09-01 Sold (Public Records) $8,000 Public Records
• 1979-12-01 Sold (Public Records) $34,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $6,271 · +6.7% YoY. Source: county tax records.