251 NE 142nd St Unit 21a · Golden Glades, FL 33161

$300,000

3 bd · 2.0 ba · 1,772 sqft · Townhouse public records · 27 Days on market

Built 1972 $385/mo HOA · 8% of rent

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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 +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE 3/2.5 detached two-story townhouse! Only Townhouse in the subdivision with private circular driveway and beautiful landscaping. Features include oversized bedrooms, large kitchen, walk-in closet, central A/C, new carpet and large patio! Nice safe neighborhood across the street from Linda Lentin elementary school. Ready for your buyer to move in!!!

Key facts

• Open floor plan
• Private bath
• Ample cabinet space

Tags

• OPEN FLOOR PLAN
• GENEROUS LIVING AREAS
• AMPLE CABINET SPACE
• PRIVATE BATH
• LOW-MAINTENANCE LIFESTYLE
• CENTRALLY LOCATED COMMUNITY

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• HOA & community: Association managed by Premier Association Services; Monthly association fee

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Townhouse; Two-story; Entry at level 1; Faces northeast; Resale condition
• Construction: Block construction; Other roof
• Exterior features: Open patio

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Unfurnished; Carpet flooring; Tile flooring; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety 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.
• Zoned schools: Linda Lentin K-8 Center (math 27% / reading 36%, grade F, #1,841 of 2,144 statewide, top 86%, 674 students, 76% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-24 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 soft (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,086/mo this rent would consume 105% of the median local household income ($58k/yr) (locally 3226% 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 $9k 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 $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $145k; list at $300k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.70% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 4.9

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: 14.0%
• Equity multiple: 1.54×
• Total profit: $45,069
• Equity at exit: $44,731

10-year hold

• IRR: 20.2%
• Equity multiple: 2.45×
• Total profit: $122,095
• Equity at exit: $25,939

Cash invested: $84,000 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $5,086 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$125
• HOA: −$385
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $1,701

Break-even live

Break-even rent $2,932

Max offer price $300,000

Occupancy floor 62%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-06-03
   days on market $300,000 Active 27 DOM
2. 2026-06-02
   days on market $300,000 Active 26 DOM
3. 2026-06-01
   days on market $300,000 Active 25 DOM
4. 2026-05-31
   days on market $300,000 Active 24 DOM
5. 2026-05-06
   listed $300,000 Active
6. 2022-11-21
   historical
7. 2022-08-30
   historical Active Under Contract
8. 2022-07-23
   price $315,000
9. 2022-07-20
   status Active
10. 2022-07-15
    historical Active Under Contract
11. 2022-06-23
    listed $325,000 Active
12. 2017-11-13
    soldstatus $145,000 Sold 355-char remark

    Show marketing remark (355 chars)

    HUGE 3/2.5 detached two-story townhouse! Only Townhouse in the subdivision with private circular driveway and beautiful landscaping. Features include oversized bedrooms, large kitchen, walk-in closet, central A/C, new carpet and large patio! Nice safe neighborhood across the street from Linda Lentin elementary school. Ready for your buyer to move in!!!

13. 2017-10-19
    status Backup Contract 355-char remark

    Show marketing remark (355 chars)

    HUGE 3/2.5 detached two-story townhouse! Only Townhouse in the subdivision with private circular driveway and beautiful landscaping. Features include oversized bedrooms, large kitchen, walk-in closet, central A/C, new carpet and large patio! Nice safe neighborhood across the street from Linda Lentin elementary school. Ready for your buyer to move in!!!

14. 2017-10-09
    listed $149,000 Active 355-char remark

    Show marketing remark (355 chars)

    HUGE 3/2.5 detached two-story townhouse! Only Townhouse in the subdivision with private circular driveway and beautiful landscaping. Features include oversized bedrooms, large kitchen, walk-in closet, central A/C, new carpet and large patio! Nice safe neighborhood across the street from Linda Lentin elementary school. Ready for your buyer to move in!!!

15. 2004-03-19
    soldstatus $75,000
16. 1990-07-30
    soldstatus $64,500
17. 1985-09-01
    soldstatus $56,000

ⓘ 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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $61,031
• − Mortgage interest: −$16,805
• − Property taxes: −$2,799
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,882
• − Management: −$4,882
• − HOA: −$4,620
• − Depreciation: −$8,727
• Taxable income: $16,815
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $16,381/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+435.7% since first listed

13 events — show timeline

• 2026-05-06 Listed $300,000 Beaches MLS
• 2022-11-21 Listing Removed — MARMLS
• 2022-08-30 Contingent — MARMLS
• 2022-07-23 Price Changed $315,000 MARMLS
• 2022-07-20 Relisted — MARMLS
• 2022-07-15 Contingent — MARMLS
• 2022-06-23 Listed $325,000 MARMLS
• 2017-11-13 Sold (MLS) $145,000 MARMLS
• 2017-10-19 Pending — MARMLS
• 2017-10-09 Listed $149,000 MARMLS
• 2004-03-19 Sold (Public Records) $75,000 Public Records
• 1990-07-30 Sold (Public Records) $64,500 Public Records
• 1985-09-01 Sold (Public Records) $56,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,799 · +1.8% YoY. Source: county tax records.