1111 NW 26th St · Miami, FL 33127

$545,000

2 bd · 1.0 ba · 768 sqft · MultiFamily public records · 50 Days on market

Built 1930

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 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 MLS

A great investment opportunity! a corporation owned legal duplex of two detached houses (address is 1111-1113) plus a third efficiency located on a huge fenced lot in an upcoming area. Property zoned for 2-9 units allowing future expanding . Tenants occu pied DO NOT DISTURB TENANTS!! THERE WILL BE NO ACCESS TO INTERIOR , DRIVE BY INSPECTION ONLY. CASH OFFERS ONLY PLEASE.

Key facts

• Centrally located
• Spacious lot
• Modern duplex

Tags

• SPACIOUS LOT
• CENTRALLY LOCATED
• STRONG INCOME POTENTIAL
• FLEXIBLE LIVING ARRANGEMENTS
• MODERN DUPLEX

Property features AI

Finance

• Financial info: Property operated as multiple month-to-month units; Actual monthly rents reported: $900, $1,450, $1,650 (varies by unit type)

Exterior

• Parking: Four parking spaces (other parking)
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Frame and stucco construction; Shingle roof; Effective year built
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Each unit includes a range and refrigerator
• Bedrooms: Three 3-bedroom efficiency units; Two 2-bedroom efficiency units; Three 1-bedroom efficiency units
• Flooring: Tile
• Bathrooms: Each unit has full bathrooms (counts vary by unit type)
• Heating & cooling: Wall/window cooling units
• Interior features: Tile flooring
• Laundry & utility: Rent includes electricity and water

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/4.0-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive. Per door: $466/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $545k).
• Recommended offer: $529k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 rising (+2.3%/yr); 295 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).
• At $6,090/mo this rent would consume 177% of the median local household income ($41k/yr) (locally 2523% 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 $16k 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 50 days — a 3% lower offer ($529k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; list at $545k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $528,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 1930 — 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. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $288,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1239 NW 31st St	0.37mi	2/1.0	864 (+12%)	8mo	$325,000	$376	56

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-33,286
• Equity at exit: $81,261

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $29,917
• Equity at exit: $47,122

Cash invested: $152,600 (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 33127

• Home prices YoY: -30.1%
• Rents YoY: 2.3%
• Active inventory: 295
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $6,090 medium
• Mortgage (P&I): −$2,858
• Tax from tax record: −$794 /mo · $9,526/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,279
• Net cashflow: $932

Break-even live

Break-even rent $4,910

Max offer price $545,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	4	$6,090
Total (2 units)			$6,090

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $545,000 Active 50 DOM
2. 2026-06-17
   days on market $545,000 Active 49 DOM
3. 2026-06-16
   days on market $545,000 Active 48 DOM
4. 2026-06-15
   days on market $545,000 Active 47 DOM
5. 2026-06-13
   days on market $545,000 Active 45 DOM
6. 2026-06-09
   days on market $545,000 Active 41 DOM
7. 2026-06-08
   days on market $545,000 Active 40 DOM
8. 2026-06-07
   days on market $545,000 Active 39 DOM
9. 2026-06-04
   days on market $545,000 Active 36 DOM
10. 2026-06-03
    days on market $545,000 Active 35 DOM
11. 2026-06-02
    days on market $545,000 Active 34 DOM
12. 2026-06-01
    days on market $545,000 Active 33 DOM
13. 2026-05-31
    days on market $545,000 Active 32 DOM
14. 2026-05-13
    price $545,000
15. 2026-04-29
    listed $595,000 Active
16. 2016-01-27
    soldstatus $143,000
17. 2016-01-06
    soldstatus $143,000 Sold 374-char remark

    Show marketing remark (374 chars)

    A great investment opportunity! a corporation owned legal duplex of two detached houses (address is 1111-1113) plus a third efficiency located on a huge fenced lot in an upcoming area. Property zoned for 2-9 units allowing future expanding . Tenants occu pied DO NOT DISTURB TENANTS!! THERE WILL BE NO ACCESS TO INTERIOR , DRIVE BY INSPECTION ONLY. CASH OFFERS ONLY PLEASE.

18. 2015-11-04
    status Backup Contract 374-char remark

    Show marketing remark (374 chars)

    A great investment opportunity! a corporation owned legal duplex of two detached houses (address is 1111-1113) plus a third efficiency located on a huge fenced lot in an upcoming area. Property zoned for 2-9 units allowing future expanding . Tenants occu pied DO NOT DISTURB TENANTS!! THERE WILL BE NO ACCESS TO INTERIOR , DRIVE BY INSPECTION ONLY. CASH OFFERS ONLY PLEASE.

19. 2015-11-02
    listed $159,900 Active 374-char remark

    Show marketing remark (374 chars)

    A great investment opportunity! a corporation owned legal duplex of two detached houses (address is 1111-1113) plus a third efficiency located on a huge fenced lot in an upcoming area. Property zoned for 2-9 units allowing future expanding . Tenants occu pied DO NOT DISTURB TENANTS!! THERE WILL BE NO ACCESS TO INTERIOR , DRIVE BY INSPECTION ONLY. CASH OFFERS ONLY PLEASE.

20. 2015-06-01
    soldstatus $60,000
21. 1980-03-01
    soldstatus $21,000

ⓘ 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: $9,526 · $794/mo
• Projected year-2 tax: $9,526 · $794/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 26 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: $73,080
• − Mortgage interest: −$30,528
• − Property taxes: −$9,526
• − Insurance: −$2,725
• − Repairs & maintenance: −$5,846
• − Management: −$5,846
• − Depreciation: −$15,855
• Taxable income: $2,753
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $10,525/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): 26,786
• Household income: $41,230
• Rent vs Own: 73.1% rent · 26.9% own
• Severe rent burden: 2523.0

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 Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Black 39% Two or more races 30% White 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 9% Dominican 5%
• Common ancestry: Hispanic 11%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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: ▼ -293.00%
• Current HPI: 680.1845
• Rent YoY: ▲ 2.26%
• 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

+2495.2% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $545,000 MARMLS
• 2026-04-29 Listed $595,000 MARMLS
• 2016-01-27 Sold (Public Records) $143,000 Public Records
• 2016-01-06 Sold (MLS) $143,000 MARMLS
• 2015-11-04 Pending — MARMLS
• 2015-11-02 Listed $159,900 MARMLS
• 2015-06-01 Sold (Public Records) $60,000 Public Records
• 1980-03-01 Sold (Public Records) $21,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $9,526 · +4.5% YoY. Source: county tax records.