301 NW 177th St #136 · Miami Gardens, FL 33169

$195,000

1 bd · 1.0 ba · 730 sqft · Condo public records · 236 Days on market

Built 1969 $351/mo HOA · 19% of rent

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and well-maintained 2-bedroom, 1-bath condo located in the heart of Miami Gardens. This bright first-floor unit features 730 sq ft of living space, a spacious layout, tile floors throughout. New impact windows. Enjoy a quiet community with assigned parking and guest parking. Excellent location close to major highways, shopping centers, school, and parks. Walmart is just in front of the building. Perfect for investors. Association approval required. The unit is rented $1700 per month.

Key facts

• $351 HOA
• Parking
• Built 1969

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fee; Association fee covers common areas; Community laundry amenity

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Security/high impact doors
• Utilities: Has heating and cooling (central, electric)
• Home design: Attached property; 2 stories; Entry at level 1; Effective year built listed
• Construction: Block construction
• Exterior features: Security/high impact doors; Complex is fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Impact glass windows; First-floor entry; Living/dining room; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.7% below list).
• Recommended offer: $149k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.1% in Miami Gardens — 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 72/100 on livability (#338 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime 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.
• Market conditions: Rents soft (-1.6%/yr); 232 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 236 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $149,466 (23.4% 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 236 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.92% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 9.0

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: -30.3%
• Equity multiple: 0.03×
• Total profit: $-53,060
• Equity at exit: $29,075

10-year hold

• IRR: -59.5%
• Equity multiple: -0.59×
• Total profit: $-86,796
• Equity at exit: $16,860

Cash invested: $54,600 (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 33169

• Home prices YoY: -20.6%
• Rents YoY: -1.6%
• Active inventory: 232
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$81
• HOA: −$351
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-258

Break-even live

Break-even rent $2,127

Max offer price $149,466

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $195,000 Active 236 DOM
2. 2026-06-17
   days on market $195,000 Active 235 DOM
3. 2026-06-16
   days on market $195,000 Active 234 DOM
4. 2026-06-15
   days on market $195,000 Active 233 DOM
5. 2026-06-13
   days on market $195,000 Active 231 DOM
6. 2026-06-09
   days on market $195,000 Active 227 DOM
7. 2026-06-08
   days on market $195,000 Active 226 DOM
8. 2026-06-08
   days on market $195,000 Active 225 DOM
9. 2026-06-04
   days on market $195,000 Active 222 DOM
10. 2026-06-03
    days on market $195,000 Active 221 DOM
11. 2026-06-02
    days on market $195,000 Active 220 DOM
12. 2026-06-01
    days on market $195,000 Active 219 DOM
13. 2026-05-31
    days on market $195,000 Active 218 DOM
14. 2026-02-06
    price $195,000
15. 2025-10-25
    listed $220,000 Active
16. 2025-07-05
    historical
17. 2025-05-26
    listed $192,500 Active
18. 2024-11-06
    historical
19. 2024-11-04
    soldstatus $175,000
20. 2024-10-22
    listed $239,900 Active
21. 2024-10-21
    soldstatus $175,000 Closed
22. 2024-09-20
    historical Active Under Contract
23. 2024-09-06
    price $190,000
24. 2024-08-07
    price $199,000
25. 2024-03-14
    listed $200,000 Active
26. 1997-09-11
    soldstatus $34,900

ⓘ 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: $2,705 · $225/mo
• Projected year-2 tax: $2,705 · $225/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,608
• − Mortgage interest: −$10,923
• − Property taxes: −$2,705
• − Insurance: −$975
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$4,212
• − Depreciation: −$5,673
• Taxable loss: −$6,337
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $-1,572/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 — Miami Gardens

• Score: 72/100
• State rank: #338
• US rank: #5854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Gardens, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 81,592
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,702
• Household income: $62,562
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2480.0

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 Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 17% Two or more races 10% White 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 18%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 62% English-only · French/Haitian/Cajun 19% Spanish 16%

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: ▼ -135.91%
• Current HPI: 524.9052
• Rent YoY: ▼ -1.61%
• 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

+458.7% since first listed

13 events — show timeline

• 2026-02-06 Price Changed $195,000 MARMLS
• 2025-10-25 Listed $220,000 MARMLS
• 2025-07-05 Listing Removed — MARMLS
• 2025-05-26 Listed $192,500 MARMLS
• 2024-11-06 Listing Removed — MARMLS
• 2024-11-04 Sold (Public Records) $175,000 Public Records
• 2024-10-22 Listed $239,900 MARMLS
• 2024-10-21 Sold (MLS) $175,000 MARMLS
• 2024-09-20 Contingent — MARMLS
• 2024-09-06 Price Changed $190,000 MARMLS
• 2024-08-07 Price Changed $199,000 MARMLS
• 2024-03-14 Listed $200,000 MARMLS
• 1997-09-11 Sold (Public Records) $34,900 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,705 · +110.0% YoY. Source: county tax records.