139 NE 63rd St · Miami, FL 33138

$509,900

3 bd · 2.0 ba · 1,265 sqft · MultiFamily public records · 77 Days on market

Built 1953 4,486 sqft lot Est $385k · 33% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex in Miami's fast-growing Little River/Little Haiti area, just minutes from Wynwood, Design District, and major highways. Ideal for investors or owner-occupants seeking rental income. Features two separate units with private entrances, spacious layouts, and strong value-add potential. Generous lot allows for outdoor upgrades or added parking. High rental demand driven by ongoing redevelopment and prime location near key employment and entertainment hubs. Great opportunity to own in a rapidly appreciating neighborhood.

Key facts

• 4,486 sq ft lot
• Built 1953
• Listed 77 days

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay electricity and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Electricity available (150 Amp service); Two separate electric meters; Two separate gas meters; Two separate water meters
• Home design: Duplex; One story; Resale condition; Entry level: One
• Construction: Concrete block (no stucco) construction; Shingle roof; Slab foundation; Built area approximately 1,265–1,391 total building area
• Exterior features: Fenced yard with gated front yard; Corner lot; City street frontage; Asphalt road; publicly maintained; Not waterfront

Interior

• Flooring: Ceramic tile and tile
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Ceramic tile and tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $510k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $978/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $510k).
• Recommended offer: $479k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Market conditions: Rents flat; 368 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,719/mo this rent would consume 107% of the median local household income ($75k/yr) (locally 2049% 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 $4k of loan paydown is wiped out by about $15k 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 + 0.3% rent growth), your $143k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($479k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $340k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $479,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.32% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $384,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 NE 68th St	0.22mi	3/2.0	1,320 (+4%)	13mo	$401,000	$304	72

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $24,419
• Equity at exit: $76,028

10-year hold

• IRR: 11.5%
• Equity multiple: 1.79×
• Total profit: $113,336
• Equity at exit: $44,087

Cash invested: $142,772 (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 33138

• Rents YoY: 0.3%
• Active inventory: 368
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $6,719 medium
• Mortgage (P&I): −$2,674
• Tax from tax record: −$465 /mo · $5,577/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,411
• Net cashflow: $1,957

Break-even live

Break-even rent $4,242

Max offer price $509,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,720
Total (2 units)			$6,719

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: $127,475
• Closing costs: $15,297
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $509,900 Active 77 DOM
2. 2026-06-17
   days on market $509,900 Active 76 DOM
3. 2026-06-16
   days on market $509,900 Active 75 DOM
4. 2026-06-15
   days on market $509,900 Active 74 DOM
5. 2026-06-13
   days on market $509,900 Active 72 DOM
6. 2026-06-09
   days on market $509,900 Active 68 DOM
7. 2026-06-08
   days on market $509,900 Active 67 DOM
8. 2026-06-07
   days on market $509,900 Active 66 DOM
9. 2026-06-04
   pricedays on market $509,900 Active 63 DOM
10. 2026-06-03
    days on market $514,900 Active 62 DOM
11. 2026-06-02
    days on market $514,900 Active 61 DOM
12. 2026-06-01
    days on market $514,900 Active 60 DOM
13. 2026-05-31
    days on market $514,900 Active 59 DOM
14. 2026-05-18
    price $514,900
15. 2026-04-15
    price $519,900
16. 2026-04-02
    listed $525,000 Active
17. 2025-10-16
    soldstatus $340,000
18. 2017-01-23
    soldstatus $160,000
19. 2017-01-13
    historical
20. 2016-08-17
    price $175,000
21. 2016-08-10
    listed $199,900 Active
22. 1985-02-01
    soldstatus $55,000
23. 1975-09-01
    soldstatus $27,000

ⓘ 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: $5,577 · $465/mo
• Projected year-2 tax: $5,577 · $465/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: $80,628
• − Mortgage interest: −$28,562
• − Property taxes: −$5,577
• − Insurance: −$2,550
• − Repairs & maintenance: −$6,450
• − Management: −$6,450
• − Depreciation: −$14,833
• Taxable income: $16,205
• Est. tax owed @ 24.0%: −$3,889
• After-tax cash flow: $19,593/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): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% Other Indo-European 4%

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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+1807.0% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $514,900 Beaches MLS
• 2026-04-15 Price Changed $519,900 Beaches MLS
• 2026-04-02 Listed $525,000 Beaches MLS
• 2025-10-16 Sold (Public Records) $340,000 Public Records
• 2017-01-23 Sold (Public Records) $160,000 Public Records
• 2017-01-13 Listing Removed — MARMLS
• 2016-08-17 Price Changed $175,000 MARMLS
• 2016-08-10 Listed $199,900 MARMLS
• 1985-02-01 Sold (Public Records) $55,000 Public Records
• 1975-09-01 Sold (Public Records) $27,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $5,577 · +6.8% YoY. Source: county tax records.