1210 Kasim St · Opa-locka, FL 33054

$165,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 7 Days on market

Built 1952 7,418 sqft lot

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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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Beautiful Property in the hart of Opa-Locka. Close to Highway 826 and all the other major highways. Very large backyard. Please come by and take a look.

Key facts

• 7,418 sq ft lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).

Location & tenants

• Location reads: area grade B — 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.
• 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 $2,558/mo this rent would consume 67% 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 $1k of loan paydown is wiped out by about $5k 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 + 4.9% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1952 — 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. 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: 1.55% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $461,175
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2396 Service Rd	0.62mi	3/2.0	950 (-3%)	2mo	$449,000	$473	62
921 Curtiss Dr	0.35mi	3/2.0	1,056 (+8%)	20mo	$499,999	$473	49
2520 NW 160th St	0.74mi	3/1.0	864 (-11%)	8mo	$360,000	$417	40

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,688
• Equity at exit: $24,602

10-year hold

• IRR: 14.4%
• Equity multiple: 2.30×
• Total profit: $59,960
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,558 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$675 /mo · $8,101/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $412

Break-even live

Break-even rent $2,037

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-01-28
   status Pending
2. 2026-01-21
   listed $165,000 Active
3. 2023-05-31
   soldstatus $365,000
4. 2023-05-15
   soldstatus $365,000 152-char remark

   Show marketing remark (152 chars)

   Beautiful Property in the hart of Opa-Locka. Close to Highway 826 and all the other major highways. Very large backyard. Please come by and take a look.

5. 2023-03-25
   listed $365,000 152-char remark

   Show marketing remark (152 chars)

   Beautiful Property in the hart of Opa-Locka. Close to Highway 826 and all the other major highways. Very large backyard. Please come by and take a look.

6. 2020-05-22
   soldstatus $20,000
7. 1988-08-01
   soldstatus $44,000
8. 1983-10-01
   soldstatus $41,000

ⓘ 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: $8,101 · $675/mo
• Projected year-2 tax: $8,101 · $675/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $30,696
• − Mortgage interest: −$9,243
• − Property taxes: −$8,101
• − Insurance: −$825
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$4,800
• Taxable income: $2,816
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,265/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

+302.4% since first listed

8 events — show timeline

• 2026-01-28 Pending — MARMLS
• 2026-01-21 Listed $165,000 MARMLS
• 2023-05-31 Sold (Public Records) $365,000 Public Records
• 2023-05-15 Sold (MLS) $365,000 Beaches MLS
• 2023-03-25 Listed $365,000 Beaches MLS
• 2020-05-22 Sold (Public Records) $20,000 Public Records
• 1988-08-01 Sold (Public Records) $44,000 Public Records
• 1983-10-01 Sold (Public Records) $41,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $8,101 · +5.1% YoY. Source: county tax records.