10015 SW 170th Ter · West Perrine, FL 33157

$1,175,000

8 bd · 4.0 ba · 2,664 sqft · MultiFamily public records · 228 Days on market

Built 1957 Est $802k · 47% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• 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

GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

Key facts

• Brand new a/c units
• Spacious kitchen
• 8 parking spots

Tags

• SPACIOUS KITCHEN
• BRAND NEW A/C UNITS
• UPDATED ELECTRICAL SYSTEMS
• EXCELLENT RENTAL POTENTIAL

Property features AI

Finance

• Other: Gardener service included in rent (where applicable)
• Financial info: Some units are rented month-to-month; Unit rents reported: $1,600; $1,750; $1,950; $1,925

Exterior

• Parking: 8 total parking spaces; Individual parking spaces for units
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: 2-story building; Resale property; Shingle roof; Block construction
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; Parking spaces available (total provided below)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Multiple 2-bedroom units (total units by type listed below)
• Flooring: Vinyl
• Bathrooms: Multiple units with 1 full bathroom each
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Individual air conditioning units in some units
• Interior features: Vinyl flooring; Smoke detectors
• Laundry & utility: Electric meter; Circuit breaker

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/yr) — negative. Per door: $-115/mo.
• To cash-flow at today's rent, offer at most $1.09M (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $878k (25.3% below list).
• Recommended offer: $878k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#213 in FL, #3,324 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, cost of living A; Watch: amenities F, employment 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.
• Zoned schools: Robert Russa Moton Elementary School (math 12% / reading 17%, grade F, #2,137 of 2,144 statewide, top 100%, 177 students, 82% FRL); Palmetto Middle School (math 65% / reading 66%, grade A-, #95 of 571 statewide, top 17%, 838 students, 31% FRL); Miami Palmetto Senior High School (math 45% / reading 65%, grade C, #135 of 667 statewide, top 20%, 2,671 students, 34% FRL).
• Market conditions: Rents soft (-0.8%/yr); 380 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,778/mo this rent would consume 129% of the median local household income ($82k/yr) (locally 2340% 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 $8k of loan paydown is wiped out by about $35k 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 228 days — a 12% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $75k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $900k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $877,800 (25.3% 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 228 days. Have you received any prior offers? Is the seller open to a 25% 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 1957 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.75% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $801,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10384 SW 173rd St	0.49mi	9/6.0 (+1)	2,374 (-11%)	3mo	$715,000	$301	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-245,674
• Equity at exit: $175,196

10-year hold

• IRR: -24.9%
• Equity multiple: -0.07×
• Total profit: $-352,264
• Equity at exit: $101,593

Cash invested: $329,000 (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 33157

• Rents YoY: -0.8%
• Active inventory: 380
• Price-to-rent: 44.6×

Monthly cashflow live

• Estimated rent: $8,778 high
• Mortgage (P&I): −$6,162
• Tax from tax record: −$742 /mo · $8,907/yr
• Insurance: −$490
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,843
• Net cashflow: $-459

Break-even live

Break-even rent $9,359

Max offer price $1,093,915

Occupancy floor —

Sensitivity live

Price	-10% $206	-5% $-126	+0% $-459	+5% $-792	+10% $-1,124
Rent	-10% $-1,152	-5% $-806	+0% $-459	+5% $-112	+10% $234
Rate	-1.0pp $133	-0.5pp $-160	base $-459	+0.5pp $-763	+1.0pp $-1,073

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,776
Total (4 units)			$8,778

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: $293,750
• Closing costs: $35,250
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $1,175,000 Active 228 DOM
2. 2026-06-18
   days on market $1,175,000 Active 225 DOM
3. 2026-06-17
   days on market $1,175,000 Active 224 DOM
4. 2026-06-16
   days on market $1,175,000 Active 223 DOM
5. 2026-06-15
   days on market $1,175,000 Active 222 DOM
6. 2026-06-13
   days on market $1,175,000 Active 220 DOM
7. 2026-06-09
   days on market $1,175,000 Active 216 DOM
8. 2026-06-08
   days on market $1,175,000 Active 215 DOM
9. 2026-06-08
   days on market $1,175,000 Active 214 DOM
10. 2026-06-04
    days on market $1,175,000 Active 211 DOM
11. 2026-06-03
    days on market $1,175,000 Active 210 DOM
12. 2026-06-02
    days on market $1,175,000 Active 209 DOM
13. 2026-06-01
    days on market $1,175,000 Active 208 DOM
14. 2026-05-31
    days on market $1,175,000 Active 207 DOM
15. 2026-05-05
    price $1,175,000
16. 2025-11-05
    listed $1,250,000 Active
17. 2024-05-17
    soldstatus $900,000
18. 2024-05-15
    soldstatus $900,000 Closed 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

19. 2024-04-17
    status Pending 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

20. 2024-04-09
    price $900,000 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

21. 2024-04-08
    status Active 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

22. 2024-04-08
    price $929,999 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

23. 2024-03-19
    price $969,999 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

24. 2024-03-14
    price $975,000 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

25. 2024-03-07
    status Active 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

26. 2024-02-28
    historical Active Under Contract 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

27. 2024-02-27
    price $980,000 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

28. 2024-02-12
    price $990,000 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

29. 2024-01-22
    listed $1,100,000 Active 268-char remark

    Show marketing remark (268 chars)

    GREAT FOURPLEX! Unit 4 is fully renovated. All tenants are month to month and rents can be increased to around 1800 to 2000 per month. Property is a great investment for cash flow, and land banking for future development as zoning allows up to 9 units in the same lot.

30. 2022-05-09
    soldstatus $530,000
31. 2022-03-30
    soldstatus $490,000
32. 1994-11-14
    soldstatus $180,000
33. 1977-07-01
    soldstatus $39,000

ⓘ 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: $8,907 · $742/mo
• Projected year-2 tax: $9,752 · $813/mo
• Expected delta: +$846/yr (+$70/mo · 9.5%)

ⓘ 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: $105,336
• − Mortgage interest: −$65,818
• − Property taxes: −$8,907
• − Insurance: −$5,875
• − Repairs & maintenance: −$8,427
• − Management: −$8,427
• − Depreciation: −$34,182
• Taxable loss: −$26,299
• Est. tax savings @ 24.0%: +$6,312
• After-tax cash flow: $804/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 — West Perrine

• Score: 76/100
• State rank: #213
• US rank: #3324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Perrine, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 70,596
• Household income: $81,589
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2340.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% Black 19% White 19% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 30% Dominican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 42% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 52% 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: ▼ -457.85%
• Current HPI: 481.93
• Rent YoY: ▼ -0.75%
• 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

+2912.8% since first listed

19 events — show timeline

• 2026-05-05 Price Changed $1,175,000 MARMLS
• 2025-11-05 Listed $1,250,000 MARMLS
• 2024-05-17 Sold (Public Records) $900,000 Public Records
• 2024-05-15 Sold (MLS) $900,000 MARMLS
• 2024-04-17 Pending — MARMLS
• 2024-04-09 Price Changed $900,000 MARMLS
• 2024-04-08 Relisted — MARMLS
• 2024-04-08 Price Changed $929,999 MARMLS
• 2024-03-19 Price Changed $969,999 MARMLS
• 2024-03-14 Price Changed $975,000 MARMLS
• 2024-03-07 Relisted — MARMLS
• 2024-02-28 Contingent — MARMLS
• 2024-02-27 Price Changed $980,000 MARMLS
• 2024-02-12 Price Changed $990,000 MARMLS
• 2024-01-22 Listed $1,100,000 MARMLS
• 2022-05-09 Sold (Public Records) $530,000 Public Records
• 2022-03-30 Sold (Public Records) $490,000 Public Records
• 1994-11-14 Sold (Public Records) $180,000 Public Records
• 1977-07-01 Sold (Public Records) $39,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $8,907 · +0.0% YoY. Source: county tax records.