2775 NW 57th St · Brownsville, FL 33142

$749,900

2 bd · 2.0 ba · 601 sqft · MultiFamily public records · 38 Days on market

Built 1947

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Excellent investment opportunity in the heart of Miami! Completely remodeled fourplex featuring updated studio units with brand-new kitchens, renovated bathrooms, modern flooring throughout, and fresh interior/exterior paint. All units are currently rented, generating a total monthly income of $5,400, making this a turnkey cash-flow opportunity with immediate income potential. Well-maintained multifamily property located in a high-demand rental market, ideal for investors looking to expand their portfolio with a stabilized asset in Miami. Neighboring fourplex for sale! 2773 and 2775 can be sold TOGETHER as a bundle.

Key facts

• Modern flooring
• Renovated bathrooms
• Remodeled fourplex

Tags

• REMODELED FOURPLEX
• UPDATED STUDIO UNITS
• BRAND-NEW KITCHENS
• RENOVATED BATHROOMS
• MODERN FLOORING
• FRESH INTERIOR PAINT

Property features AI

Finance

• Financial info: Property configured as multiple efficiency units (total of 10 units: 4 + 3 + 2 + 1); Typical rents reported: $1,300 for most units; $1,500 for higher-rent units; Units listed as leased

Exterior

• Parking: Total of 4 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story property; Shingle roof; Block construction
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Property on less than a quarter acre lot

Interior

• Kitchen: Some units include a range; At least one unit includes a refrigerator
• Bedrooms: Multiple efficiency units with 1 bedroom each (units described below)
• Flooring: Tile
• Bathrooms: Each unit includes 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Some units list individual air conditioning units
• Interior features: Tile flooring
• Laundry & utility: Water included in rent

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.5-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive. Per door: $172/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $682k (9.0% below list).
• Recommended offer: $682k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#246 in FL, #3,900 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety B+; Watch: amenities F, employment 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: Earlington Heights Elementary School (math 52% / reading 37%, grade F, #1,288 of 2,144 statewide, top 62%, 340 students, 76% FRL); Miami Springs Middle School (math 21% / reading 25%, grade F, #542 of 571 statewide, top 95%, 640 students, 74% FRL); Miami Springs Senior High School (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 998 students, 70% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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 (-0.4%/yr); 271 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,822/mo this rent would consume 207% of the median local household income ($40k/yr) (locally 5748% 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 $22k 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 38 days — a 3% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $415k; list at $750k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $682,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 9% 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 1947 — 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 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?
7. 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?
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: 0.91% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.2

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-97,932
• Equity at exit: $111,813

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-106,963
• Equity at exit: $64,838

Cash invested: $209,972 (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 33142

• Home prices YoY: -15.1%
• Rents YoY: -0.4%
• Active inventory: 271
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $6,822 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$457 /mo · $5,486/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,433
• Net cashflow: $687

Break-even live

Break-even rent $5,952

Max offer price $749,900

Occupancy floor 85%

Sensitivity live

Price	-10% $1,112	-5% $899	+0% $687	+5% $475	+10% $263
Rent	-10% $148	-5% $418	+0% $687	+5% $957	+10% $1,226
Rate	-1.0pp $1,065	-0.5pp $878	base $687	+0.5pp $493	+1.0pp $295

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.5	$6,820
Total (4 units)			$6,822

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $749,900 Active 38 DOM
2. 2026-06-18
   days on market $749,900 Active 35 DOM
3. 2026-06-17
   days on market $749,900 Active 34 DOM
4. 2026-06-16
   days on market $749,900 Active 33 DOM
5. 2026-06-15
   days on market $749,900 Active 32 DOM
6. 2026-06-13
   days on market $749,900 Active 30 DOM
7. 2026-06-09
   days on market $749,900 Active 26 DOM
8. 2026-06-08
   days on market $749,900 Active 25 DOM
9. 2026-06-07
   days on market $749,900 Active 24 DOM
10. 2026-06-04
    days on market $749,900 Active 21 DOM
11. 2026-06-03
    days on market $749,900 Active 20 DOM
12. 2026-06-02
    days on market $749,900 Active 19 DOM
13. 2026-06-01
    days on market $749,900 Active 18 DOM
14. 2026-05-31
    days on market $749,900 Active 17 DOM
15. 2026-05-14
    listed $749,900 Active
16. 2025-03-04
    soldstatus $415,000
17. 2005-06-29
    soldstatus $169,000
18. 1981-05-01
    soldstatus $50,000
19. 1977-12-01
    soldstatus $42,000

ⓘ 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: $5,486 · $457/mo
• Projected year-2 tax: $6,224 · $519/mo
• Expected delta: +$738/yr (+$62/mo · 13.5%)

ⓘ 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) · 22% 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: $81,864
• − Mortgage interest: −$42,006
• − Property taxes: −$5,486
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,549
• − Management: −$6,549
• − Depreciation: −$21,815
• Taxable loss: −$4,291
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $9,276/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 — Brownsville

• Score: 75/100
• State rank: #246
• US rank: #3900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 58,908
• Household income: $39,608
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 5748.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% Black 28% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 24% Dominican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 64% French/Haitian/Cajun 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: ▼ -102.31%
• Current HPI: 574.9225
• Rent YoY: ▼ -0.41%
• 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

+1685.5% since first listed

5 events — show timeline

• 2026-05-14 Listed $749,900 MARMLS
• 2025-03-04 Sold (Public Records) $415,000 Public Records
• 2005-06-29 Sold (Public Records) $169,000 Public Records
• 1981-05-01 Sold (Public Records) $50,000 Public Records
• 1977-12-01 Sold (Public Records) $42,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,486 · +1.1% YoY. Source: county tax records.