1380 NE 111th St · Miami Shores, FL 33161

$750,000

4 bd · 4.0 ba · 1,749 sqft · MultiFamily public records · 68 Days on market

Built 1953

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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 MLS

Spectacular Investment Opportunity! Just finished - Remodeled 2 x 1beds (asking rent $775 p/m) and 2 x efficiencies (asking rent $650 p/m), therefore, projected Annual Rental Income at $34,200. New windows, New A/C , New Electric in all units. Pebbled P arking spaces at front of building with shady tree-lined grounds on quiet street just off Biscayne Boulevard, convenient location. Easy to show, see Broker Remarks for showing instructions. "Showings start on 9/1/14".

Key facts

• High demand zone
• 4 unit multifamily
• Proven rental demand

Tags

• 4 UNIT MULTIFAMILY
• HIGH DEMAND ZONE
• PROVEN RENTAL DEMAND

Property features AI

Finance

• Other: Zoning code referenced as 3700
• Financial info: Actual rent listed for units: $6,000 (total reported); Property is unfurnished

Exterior

• Parking: 4 total parking spaces; Open parking
• Utilities: Septic tank sewer; Cable not available
• Home design: Single-story building; Block construction; Effective year built
• Construction: Block construction
• Exterior features: Creek on the property; Less than quarter acre lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Ceramic tile flooring; Wall/window cooling units
• Laundry & utility: Open parking (listed under unit description)

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $750k).
• Recommended offer: $705k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#130 in FL, #1,936 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: crime D, amenities 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.
• Market conditions: Rents soft (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $15,326/mo this rent would consume 315% of the median local household income ($58k/yr) (locally 3226% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $210k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $245k; list at $750k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $705,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. 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?
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: 2.04% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 4.1

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: 31.2%
• Equity multiple: 2.25×
• Total profit: $263,440
• Equity at exit: $111,827

10-year hold

• IRR: 36.6%
• Equity multiple: 3.91×
• Total profit: $610,319
• Equity at exit: $64,846

Cash invested: $210,000 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $15,326 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$691 /mo · $8,294/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,218
• Net cashflow: $6,744

Break-even live

Break-even rent $6,789

Max offer price $750,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$15,324
Total (4 units)			$15,326

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-03
   days on market $750,000 Active 68 DOM
2. 2026-06-02
   days on market $750,000 Active 67 DOM
3. 2026-06-01
   days on market $750,000 Active 66 DOM
4. 2026-05-31
   days on market $750,000 Active 65 DOM
5. 2026-03-27
   listed $750,000 Active
6. 2015-01-12
   soldstatus $245,000 Sold 483-char remark

   Show marketing remark (483 chars)

   Spectacular Investment Opportunity! Just finished - Remodeled 2 x 1beds (asking rent $775 p/m) and 2 x efficiencies (asking rent $650 p/m), therefore, projected Annual Rental Income at $34,200. New windows, New A/C , New Electric in all units. Pebbled P arking spaces at front of building with shady tree-lined grounds on quiet street just off Biscayne Boulevard, convenient location. Easy to show, see Broker Remarks for showing instructions. "Showings start on 9/1/14".

7. 2014-12-18
   soldstatus $245,000
8. 2014-11-12
   status Pending 483-char remark

   Show marketing remark (483 chars)

   Spectacular Investment Opportunity! Just finished - Remodeled 2 x 1beds (asking rent $775 p/m) and 2 x efficiencies (asking rent $650 p/m), therefore, projected Annual Rental Income at $34,200. New windows, New A/C , New Electric in all units. Pebbled P arking spaces at front of building with shady tree-lined grounds on quiet street just off Biscayne Boulevard, convenient location. Easy to show, see Broker Remarks for showing instructions. "Showings start on 9/1/14".

9. 2014-09-22
   price $245,000 483-char remark

   Show marketing remark (483 chars)

   Spectacular Investment Opportunity! Just finished - Remodeled 2 x 1beds (asking rent $775 p/m) and 2 x efficiencies (asking rent $650 p/m), therefore, projected Annual Rental Income at $34,200. New windows, New A/C , New Electric in all units. Pebbled P arking spaces at front of building with shady tree-lined grounds on quiet street just off Biscayne Boulevard, convenient location. Easy to show, see Broker Remarks for showing instructions. "Showings start on 9/1/14".

10. 2014-08-22
    listed $299,000 Active 483-char remark

    Show marketing remark (483 chars)

    Spectacular Investment Opportunity! Just finished - Remodeled 2 x 1beds (asking rent $775 p/m) and 2 x efficiencies (asking rent $650 p/m), therefore, projected Annual Rental Income at $34,200. New windows, New A/C , New Electric in all units. Pebbled P arking spaces at front of building with shady tree-lined grounds on quiet street just off Biscayne Boulevard, convenient location. Easy to show, see Broker Remarks for showing instructions. "Showings start on 9/1/14".

11. 2010-01-09
    soldstatus $110,000 88-char remark

    Show marketing remark (88 chars)

    BANK OWNED FOURPLEX BEING SOLD AS IS. PROPERTY IS AVAILABLE TO SHOW. BACK ON THE MARKET.

12. 2007-01-18
    soldstatus $400,000
13. 2005-04-22
    soldstatus $290,000
14. 2004-08-06
    soldstatus $245,000
15. 2004-03-25
    soldstatus $145,000

ⓘ 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: $8,294 · $691/mo
• Projected year-2 tax: $8,294 · $691/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 8/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $183,912
• − Mortgage interest: −$42,012
• − Property taxes: −$8,294
• − Insurance: −$8,868
• − Repairs & maintenance: −$14,713
• − Management: −$14,713
• − Depreciation: −$21,818
• Taxable income: $73,494
• Est. tax owed @ 24.0%: −$17,639
• After-tax cash flow: $63,293/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 Shores

• Score: 80/100
• State rank: #130
• US rank: #1936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+417.2% since first listed

11 events — show timeline

• 2026-03-27 Listed $750,000 MARMLS
• 2015-01-12 Sold (MLS) $245,000 MARMLS
• 2014-12-18 Sold (Public Records) $245,000 Public Records
• 2014-11-12 Pending — MARMLS
• 2014-09-22 Price Changed $245,000 MARMLS
• 2014-08-22 Listed $299,000 MARMLS
• 2010-01-09 Sold (MLS) $110,000 MARMLS
• 2007-01-18 Sold (Public Records) $400,000 Public Records
• 2005-04-22 Sold (Public Records) $290,000 Public Records
• 2004-08-06 Sold (Public Records) $245,000 Public Records
• 2004-03-25 Sold (Public Records) $145,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $8,294 · +5.6% YoY. Source: county tax records.