6101 NW 21st Ave · Brownsville, FL 33142

$310,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 123 Days on market

Built 1992 7,089 sqft lot Est $430k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bed / 1 Bath Home — Prime Fixer Upper in Central Miami. This property is a builder’s playground! Sitting on a large lot, this 3-bedroom, 1-bath home offers endless potential to rebuild, expand, or add a pool. Perfect for investors, contractors, or visionaries looking to design their dream home in a sought-after central Miami location. PRICE IS FIRM. . NO OFFERS WILL BE ENTERTAINED IF LOWER THAN LISTED PRICE! INSPECTION MUST BE DONE PRIOR TO OFFER.

Key facts

• Large lot
• 7,089 sq ft lot
• 2 parking spots

Tags

• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $56 ($671/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (20.2% below list).
• Recommended offer: $247k (20.2% 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: Charles R Drew K-8 Center (math 24% / reading 25%, grade F, #2,037 of 2,144 statewide, top 96%, 417 students, 82% FRL); Brownsville Middle School (math 13% / reading 19%, grade F, #565 of 571 statewide, top 99%, 487 students, 71% FRL); Miami Northwestern Senior High (math 11% / reading 27%, grade F, #565 of 667 statewide, top 85%, 1,429 students, 75% FRL).
• Zoned-school proficiency averages 20% at this address vs 50% district-wide (-30 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 $2,473/mo this rent would consume 75% 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 $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.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $125k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $310k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $247,337 (20.2% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $430,360
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1950 NW 57th St	0.26mi	3/2.0	1,008 (-13%)	3mo	$445,000	$441	60
1420 NW 58th Ter	0.61mi	3/2.0	1,123 (-3%)	6mo	$470,000	$419	57
1491 NW 55th Ter	0.61mi	2/1.0 (-1)	1,072 (-8%)	2mo	$320,000	$299	52
2116 NW 69th St	0.42mi	3/1.0	1,075 (-7%)	24mo	$420,000	$391	48
1531 NW 62nd Ter	0.46mi	4/1.0 (+1)	1,323 (+14%)	6mo	$300,000	$227	45
1717 NW 70th St	0.63mi	3/2.0	1,300 (+12%)	7mo	$475,000	$365	41
1955 NW 51st Ter	0.59mi	4/2.0 (+1)	1,268 (+9%)	14mo	$470,000	$371	36
1985 NW 49th St	0.74mi	3/2.0	1,318 (+14%)	11mo	$402,500	$305	30
7200 NW 19th Ave	0.68mi	3/2.0	1,051 (-9%)	23mo	$420,000	$400	30

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-54,035
• Equity at exit: $46,222

10-year hold

• IRR: -16.8%
• Equity multiple: 0.18×
• Total profit: $-70,941
• Equity at exit: $26,803

Cash invested: $86,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $56

Break-even live

Break-even rent $2,403

Max offer price $310,000

Occupancy floor 93%

Sensitivity live

Price	-10% $231	-5% $144	+0% $56	+5% $-32	+10% $-120
Rent	-10% $-140	-5% $-42	+0% $56	+5% $154	+10% $251
Rate	-1.0pp $212	-0.5pp $135	base $56	+0.5pp $-24	+1.0pp $-106

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-13
   status Pending
2. 2026-04-02
   status Active
3. 2026-04-02
   price $310,000
4. 2026-03-05
   historical Active Under Contract
5. 2026-01-28
   status Pending
6. 2026-01-28
   price $399,900
7. 2025-11-04
   listed $435,000 Active
8. 2001-01-26
   soldstatus $68,800
9. 2000-09-21
   soldstatus $46,000
10. 1994-10-07
    soldstatus $40,200

ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$854/yr (+$71/mo · 49.7%)

ⓘ 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 ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,680
• − Mortgage interest: −$17,365
• − Property taxes: −$1,719
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$9,018
• Taxable loss: −$4,720
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $1,803/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: 58,908
• 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

+671.1% since first listed

10 events — show timeline

• 2026-04-13 Pending — MARMLS
• 2026-04-02 Relisted — MARMLS
• 2026-04-02 Price Changed $310,000 MARMLS
• 2026-03-05 Contingent — MARMLS
• 2026-01-28 Pending — MARMLS
• 2026-01-28 Price Changed $399,900 MARMLS
• 2025-11-04 Listed $435,000 MARMLS
• 2001-01-26 Sold (Public Records) $68,800 Public Records
• 2000-09-21 Sold (Public Records) $46,000 Public Records
• 1994-10-07 Sold (Public Records) $40,200 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,719 · +2.7% YoY. Source: county tax records.