3675 NW 5th St · Miami, FL 33125

$679,000

4 bd · 3.0 ba · 1,890 sqft · MultiFamily public records · 78 Days on market

Built 1960

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 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

Price Improvement ! Income-producing duplex with additional efficiency in a central location. Property is tenant-occupied with long-term tenants in place. Rents are currently below market, offering great upside potential. 2 Separate FPL meter. Conveniently located near transportation, shopping, and major roadways.

Key facts

• Tenant occupied
• Near shopping
• Central location

Tags

• INCOME PRODUCING DUPLEX
• CENTRAL LOCATION
• TENANT OCCUPIED
• LONG TERM TENANTS
• NEAR TRANSPORTATION
• NEAR SHOPPING

Property features AI

Finance

• Other: Property is resale
• Financial info: Units are rented month-to-month; Rent for efficiency unit listed at $750; Rent for 1-bedroom unit listed at $1,100; Rent for 2-bedroom unit listed at $1,250; Trash collection included in rent
• HOA & community: No HOA details provided

Exterior

• Parking: Four parking spaces total; Parking spaces associated with each unit
• Security: No security details provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story property; Spanish tile roof; Block construction
• Construction: Built with block construction; Spanish tile roof
• Exterior features: Quarter- to half-acre lot; Parking spaces available (4 total)

Interior

• Kitchen: Kitchens included in two units
• Bedrooms: One 1-bedroom unit (month-to-month); One 2-bedroom unit (month-to-month); One efficiency unit (month-to-month)
• Flooring: Tile
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Wall/window air-conditioning units
• Interior features: Tile flooring
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $679k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $679k).
• Recommended offer: $638k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 soft (-1.4%/yr); 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,737/mo this rent would consume 233% of the median local household income ($45k/yr) (locally 5223% 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 $20k 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 78 days — a 6% lower offer ($638k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $679k implies a 1786% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $638,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1960 — 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: 1.29% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.5

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $9,654
• Equity at exit: $101,241

10-year hold

• IRR: 7.8%
• Equity multiple: 1.51×
• Total profit: $96,779
• Equity at exit: $58,708

Cash invested: $190,120 (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 33125

• Rents YoY: -1.4%
• Active inventory: 239
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $8,737 medium
• Mortgage (P&I): −$3,561
• Tax from tax record: −$779 /mo · $9,346/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,835
• Net cashflow: $2,280

Break-even live

Break-even rent $5,851

Max offer price $679,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$8,736
Total (2 units)			$8,737

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2951 NW 13th St Unit 1399868P Miami, FL	4.0–8.0	3.5–6.0	3745	$11,962	$3.19	7d	2	0.91mi

Listing history 17 events

1. 2026-06-18
   days on market $679,000 Active 78 DOM
2. 2026-06-17
   days on market $679,000 Active 77 DOM
3. 2026-06-16
   days on market $679,000 Active 76 DOM
4. 2026-06-15
   days on market $679,000 Active 75 DOM
5. 2026-06-13
   days on market $679,000 Active 73 DOM
6. 2026-06-09
   days on market $679,000 Active 69 DOM
7. 2026-06-08
   days on market $679,000 Active 68 DOM
8. 2026-06-07
   days on market $679,000 Active 67 DOM
9. 2026-06-04
   days on market $679,000 Active 64 DOM
10. 2026-06-03
    days on market $679,000 Active 63 DOM
11. 2026-06-02
    days on market $679,000 Active 62 DOM
12. 2026-06-02
    remarks 315-char remark
13. 2026-06-02
    price $679,000 Active 61 DOM
14. 2026-06-01
    days on market $715,000 Active 61 DOM
15. 2026-05-31
    days on market $715,000 Active 60 DOM
16. 2026-04-01
    listed $715,000 Active
17. 1971-11-01
    soldstatus $36,000

ⓘ 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: $9,346 · $779/mo
• Projected year-2 tax: $9,346 · $779/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 9/10 Extreme
• 💨 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: $104,844
• − Mortgage interest: −$38,035
• − Property taxes: −$9,346
• − Insurance: −$3,395
• − Repairs & maintenance: −$8,388
• − Management: −$8,388
• − Depreciation: −$19,753
• Taxable income: $17,541
• Est. tax owed @ 24.0%: −$4,210
• After-tax cash flow: $23,147/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+1886.1% since first listed

2 events — show timeline

• 2026-04-01 Listed $715,000 MARMLS
• 1971-11-01 Sold (Public Records) $36,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $9,346 · +8.9% YoY. Source: county tax records.