1277 NW 58th St · Miami, FL 33142

$960,000

8 bd · 4.0 ba · 3,024 sqft · MultiFamily public records · 54 Days on market

Built 1958

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• 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

TURNKEY QUADPLEX! EXCEPTIONAL OPPORTUNITY TO OWN A WELL MAINTAINED FOUR UNIT PROPERTY IN A HIGH DEMAND RENTAL AREA. THIS FULLY LEASED QUADPLEX GENERATES CONSISTENT RENTAL INCOME WITH STRONG CASH FLOW AND UPSIDE POTENTIAL. UNITS ARE IN PROXIMITY TO PUBLIC TRANSIT, SCHOOLS AND SHOPPING. WHETHER YOUR CLIENT IS A SEASONED INVESTOR OR A FIRST TIMER, THIS INCOME PRODUCING PROPERTY OFFERS BOTH STABILITY AND LONG TERM APPRECIATION. DON’T MISS OUT, PROPERTIES LIKE THIS RARELY HIT THE MARKET. ALL UNITS ARE RENTED. SHOWINGS BY APPOINTMENTS ONLY, PLEASE ALLOW 24-48 HOURS TO SHOW.

Key facts

• Strong cash flow
• Turnkey quadplex
• Upside potential

Tags

• TURNKEY QUADPLEX
• HIGH DEMAND RENTAL AREA
• FULLY LEASED QUADPLEX
• CONSISTENT RENTAL INCOME
• STRONG CASH FLOW
• UPSIDE POTENTIAL

Property features AI

Finance

• Other:
• Financial info: Multiple leased rental units with varied current rents (examples: $1,900; $1,775; $1,950; $1,925)
• HOA & community:

Exterior

• Parking: Total of 4 parking spaces
• Security:
• Utilities: Cable available; Public sewer
• Home design: 2-story building; Resale property
• Construction: Block construction
• Exterior features: Lot smaller than a quarter acre

Interior

• Kitchen:
• Bedrooms: Multiple 2-bedroom units (each unit is unfurnished)
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $960k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive. Per door: $86/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 $818k (14.7% below list).
• Recommended offer: $818k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.9% in Miami — 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 78/100 on livability (#177 in FL, #2,724 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living 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: Orchard Villa Elementary School (math 27% / reading 22%, grade F, #2,037 of 2,144 statewide, top 96%, 305 students, 80% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $29k 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 54 days — a 3% lower offer ($931k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $480k; list at $960k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $818,500 (14.7% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 15% 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 1958 — 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 B-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. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.8

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-157,840
• Equity at exit: $143,139

10-year hold

• IRR: -15.2%
• Equity multiple: 0.25×
• Total profit: $-202,722
• Equity at exit: $83,003

Cash invested: $268,800 (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: 39.1×

Monthly cashflow live

• Estimated rent: $8,185 medium
• Mortgage (P&I): −$5,034
• Tax from tax record: −$688 /mo · $8,256/yr
• Insurance: −$400
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,719
• Net cashflow: $344

Break-even live

Break-even rent $7,750

Max offer price $960,000

Occupancy floor 91%

Sensitivity live

Price	-10% $887	-5% $616	+0% $344	+5% $72	+10% $-200
Rent	-10% $-303	-5% $21	+0% $344	+5% $667	+10% $990
Rate	-1.0pp $827	-0.5pp $588	base $344	+0.5pp $95	+1.0pp $-158

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,184
Total (4 units)			$8,185

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: $240,000
• Closing costs: $28,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $960,000 Active 54 DOM
2. 2026-06-18
   days on market $960,000 Active 51 DOM
3. 2026-06-18
   status $960,000 Active 50 DOM
4. 2026-05-09
   status Pending
5. 2026-03-13
   listed $960,000 Active
6. 2026-01-28
   historical
7. 2025-07-28
   listed $960,000 Active
8. 2021-01-05
   soldstatus $480,000
9. 2020-04-06
   soldstatus $400,000
10. 2020-03-06
    soldstatus $330,000
11. 2020-03-06
    soldstatus $360,000
12. 2016-07-06
    historical
13. 2014-06-04
    historical
14. 2013-10-31
    listed $165,000
15. 2007-03-08
    soldstatus $350,000
16. 2003-09-15
    soldstatus $185,000
17. 1980-09-01
    soldstatus $75,000

ⓘ 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: $8,256 · $688/mo
• Projected year-2 tax: $8,256 · $688/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 ≥103°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: $98,220
• − Mortgage interest: −$53,775
• − Property taxes: −$8,256
• − Insurance: −$4,800
• − Repairs & maintenance: −$7,858
• − Management: −$7,858
• − Depreciation: −$27,927
• Taxable loss: −$12,253
• Est. tax savings @ 24.0%: +$2,941
• After-tax cash flow: $7,067/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

• Score: 78/100
• State rank: #177
• US rank: #2724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, 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

+1180.0% since first listed

14 events — show timeline

• 2026-05-09 Pending — MARMLS
• 2026-03-13 Listed $960,000 MARMLS
• 2026-01-28 Listing Removed — MARMLS
• 2025-07-28 Listed $960,000 MARMLS
• 2021-01-05 Sold (Public Records) $480,000 Public Records
• 2020-04-06 Sold (Public Records) $400,000 Public Records
• 2020-03-06 Sold (Public Records) $360,000 Public Records
• 2020-03-06 Sold (Public Records) $330,000 Public Records
• 2016-07-06 Listing Removed — MARMLS
• 2014-06-04 Listing Removed — Beaches MLS
• 2013-10-31 Listed $165,000 Beaches MLS
• 2007-03-08 Sold (Public Records) $350,000 Public Records
• 2003-09-15 Sold (Public Records) $185,000 Public Records
• 1980-09-01 Sold (Public Records) $75,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $8,256 · +7.5% YoY. Source: county tax records.