12700 NW 15th · North Miami, FL 33167

$309,900

3 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 6 Days on market

Built 1952 10,293 sqft lot Est $421k · 26% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in the heart of North Miami! This 3-bedroom, 1-bath home offers incredible upside potential for investors, flippers, or cash buyers ready to take on a full renovation project. Roof is approximately 10 years old. The in-ground pool is currently non-operational and needs restoration. Property is being sold AS-IS with seller making no repairs. With a resale value around $500,000, this presents an excellent opportunity to renovate and add value in a rapidly growing area.

Key facts

• 0.24 acre lot
• 2 parking spots
• Pool

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; Resale property; Home faces northwest
• Construction: Stucco and decorative block construction
• Exterior features: Private in-ground pool; Not waterfront; Composition roof

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Tile
• Bathrooms: One full bathroom
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (7.5% below list).
• Recommended offer: $287k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D.
• 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: Eugenia B. Thomas K-8 Center (math 51% / reading 59%, grade C, #872 of 2,144 statewide, top 42%, 1,138 students, 33% FRL); Ruben Dario Middle School (math 32% / reading 45%, grade F, #384 of 571 statewide, top 68%, 549 students, 62% FRL); G. Holmes Braddock Senior High (math 17% / reading 48%, grade F, #411 of 667 statewide, top 62%, 2,436 students, 57% FRL).
• Market conditions: 148 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,868/mo this rent would consume 55% of the median local household income ($63k/yr) (locally 700% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $69k; list at $310k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $286,809 (7.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $421,050
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 NW 126th St	0.08mi	3/1.0	1,150 (-4%)	2mo	$385,000	$335	88
1571 NW 132nd St	0.31mi	3/2.0	1,308 (+9%)	2mo	$330,000	$252	65
1770 NW 131st St	0.40mi	3/2.0	1,194 (-1%)	17mo	$485,000	$406	62
12860 NW 8th Ave	0.63mi	3/2.0	1,175 (-2%)	6mo	$470,000	$400	57
1540 NW 135th St	0.47mi	3/2.0	1,308 (+9%)	3mo	$330,000	$252	57
1090 NW 134th St	0.57mi	2/1.0 (-1)	1,100 (-9%)	4mo	$270,000	$245	50
13015 NW 8th Ave	0.69mi	3/2.0	1,186 (-1%)	17mo	$415,000	$350	47
1800 Opa Locka Blvd	0.68mi	4/2.0 (+1)	1,250 (+4%)	17mo	$445,000	$356	39
12020 NW 20th Ct	0.73mi	3/2.0	1,246 (+4%)	23mo	$505,000	$405	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-24,649
• Equity at exit: $46,207

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $11,102
• Equity at exit: $26,794

Cash invested: $86,772 (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 33167

• Home prices YoY: -14.8%
• Active inventory: 148
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,868 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $403

Break-even live

Break-even rent $2,357

Max offer price $309,900

Occupancy floor 81%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-04
   days on market $309,900 Active 6 DOM
2. 2026-06-03
   days on market $309,900 Active 5 DOM
3. 2026-06-02
   days on market $309,900 Active 4 DOM
4. 2026-06-01
   days on market $309,900 Active 3 DOM
5. 2026-05-31
   days on market $309,900 Active 2 DOM

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $2,572 · $214/mo
• Expected delta: +$1,275/yr (+$106/mo · 98.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,417
• − Mortgage interest: −$17,359
• − Property taxes: −$1,297
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − Depreciation: −$9,015
• Taxable loss: −$310
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $4,916/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,768
• Household income: $62,846
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 700.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 31% Two or more races 17% White 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 14% Dominican 3%
• Common ancestry: Hispanic 32%
• Foreign-born: 45% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · French/Haitian/Cajun 33% Spanish 32%

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: ▼ -95.75%
• Current HPI: 549.9172
• Rent YoY: —
• 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

+453.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $309,900 Beaches MLS
• 1994-09-30 Sold (Public Records) $69,000 Public Records
• 1994-09-30 Sold (Public Records) $69,000 Public Records
• 1994-03-22 Sold (Public Records) $45,000 Public Records
• 1989-05-03 Sold (Public Records) $56,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,297 · +4.2% YoY. Source: county tax records.