236 SW 10 Ave · Miami, FL 33130

$995,000

3 bd · 2.0 ba · 2,026 sqft · MultiFamily public records · 536 Days on market

Built 1937

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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
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

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

Listing remarks

Completely renovated fourplex located in the heart of Little Havana, currently fully leased and generating strong, stable monthly income. The property consists of (2) three-bedroom units, (1) two-bedroom unit, and (1) studio unit, offering an attractive unit mix for long-term rental demand. This is an excellent opportunity for investors seeking immediate cash flow in one of Miami’s fastest-growing and culturally vibrant neighborhoods. The property is zoned T4-R, providing future redevelopment potential and additional long-term upside as the surrounding area continues to experience growth and revitalization. Centrally located near Downtown Miami, Brickell, major transportation corridor

Key facts

• Built 1937
• Listed 535 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: This is a multi-unit property with four units total; Unit rents (month-to-month): $1,050; $2,050; $2,500; $3,100
• HOA & community: No HOA information provided

Exterior

• Parking: On-street parking for all units
• Security: No security features provided
• Utilities: Public sewer; Cable available; Water service included with rent
• Home design: Two-story building; Resale property; Shingle roof; Stucco construction
• Construction: Stucco exterior; Shingle roof
• Exterior features: On-street parking; Lot is less than a quarter acre

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 2-bedroom unit (month-to-month); Two 3-bedroom units (each month-to-month)
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: Three units with one full bathroom each
• Heating & cooling: Central heating and central air; Electric heating and electric cooling; Wall furnace; Wall/window air conditioning units
• Interior features: Hardwood, tile, vinyl, and wood flooring
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $995k).
• Recommended offer: $876k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 (-0.5%/yr); 642 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $16,870/mo this rent would consume 332% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $7k of loan paydown is wiped out by about $18k 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 (-1.8% appreciation + 0.0% rent growth), your $279k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 536 days — a 12% lower offer ($876k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $200k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $440k; list at $995k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1937 — 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $875,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 536 days. Have you received any prior offers? Is the seller open to a 12% 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 1937 — 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 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?
9. 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?
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: 1.70% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.84×
• Total profit: $235,153
• Equity at exit: $203,010

10-year hold

• IRR: 24.4%
• Equity multiple: 3.04×
• Total profit: $569,100
• Equity at exit: $182,895

Cash invested: $278,600 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 642
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $16,870 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$1,082 /mo · $12,979/yr
• Insurance: −$415
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,543
• Net cashflow: $6,187

Break-even live

Break-even rent $9,039

Max offer price $995,000

Occupancy floor 58%

Sensitivity live

Price	-10% $6,750	-5% $6,468	+0% $6,187	+5% $5,905	+10% $5,623
Rent	-10% $4,854	-5% $5,520	+0% $6,187	+5% $6,853	+10% $7,519
Rate	-1.0pp $6,688	-0.5pp $6,440	base $6,187	+0.5pp $5,929	+1.0pp $5,667

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$9,352
1× unit	2	1	$4,138
1× unit	1	1	$3,380
Total (4 units)			$16,870

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 SW 3rd St #12 Miami, FL	3.0	3.5	2418	$18,000	$7.44	5d	1	1.05mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$22,000	$6.31	25d	2	1.29mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$19,800	$5.36	12d	2	1.29mi
1000 Brickell Plz Miami, FL	3.0–6.0	4.5–5.5	3795	$18,000	$4.74	4d	2	1.29mi
200 Biscayne Boulevard Way #5001 Miami, FL	3.0	3.5	2457	$20,000	$8.14	25d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $995,000 Active 536 DOM
2. 2026-06-17
   days on market $995,000 Active 535 DOM
3. 2026-06-16
   days on market $995,000 Active 534 DOM
4. 2026-06-15
   days on market $995,000 Active 533 DOM
5. 2026-06-13
   pricedays on market $995,000 Active 531 DOM
6. 2026-06-09
   days on market $1,025,000 Active 527 DOM
7. 2026-06-08
   days on market $1,025,000 Active 526 DOM
8. 2026-06-08
   days on market $1,025,000 Active 525 DOM
9. 2026-06-04
   days on market $1,025,000 Active 522 DOM
10. 2026-06-03
    days on market $1,025,000 Active 521 DOM
11. 2026-06-02
    days on market $1,025,000 Active 520 DOM
12. 2026-06-01
    days on market $1,025,000 Active 519 DOM
13. 2026-05-31
    days on market $1,025,000 Active 518 DOM
14. 2026-01-26
    status Active
15. 2025-05-06
    price $1,025,000
16. 2025-02-24
    price $1,075,000
17. 2025-01-13
    price $1,125,000
18. 2024-12-03
    historical
19. 2024-12-02
    listed $1,195,000 Active
20. 2024-09-04
    listed $1,225,000 Active
21. 2022-06-23
    soldstatus $440,000
22. 2004-05-24
    soldstatus $285,000
23. 2003-03-28
    soldstatus $210,000
24. 1999-12-10
    soldstatus $185,000
25. 1999-07-16
    soldstatus $52,000

ⓘ 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: $12,979 · $1,082/mo
• Projected year-2 tax: $12,979 · $1,082/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 · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 31 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: $202,440
• − Mortgage interest: −$55,735
• − Property taxes: −$12,979
• − Insurance: −$10,094
• − Repairs & maintenance: −$16,195
• − Management: −$16,195
• − Depreciation: −$28,945
• Taxable income: $62,296
• Est. tax owed @ 24.0%: −$14,951
• After-tax cash flow: $59,289/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+1871.2% since first listed

12 events — show timeline

• 2026-01-26 Relisted — MARMLS
• 2025-05-06 Price Changed $1,025,000 MARMLS
• 2025-02-24 Price Changed $1,075,000 MARMLS
• 2025-01-13 Price Changed $1,125,000 MARMLS
• 2024-12-03 Listing Removed — MARMLS
• 2024-12-02 Listed $1,195,000 MARMLS
• 2024-09-04 Listed $1,225,000 MARMLS
• 2022-06-23 Sold (Public Records) $440,000 Public Records
• 2004-05-24 Sold (Public Records) $285,000 Public Records
• 2003-03-28 Sold (Public Records) $210,000 Public Records
• 1999-12-10 Sold (Public Records) $185,000 Public Records
• 1999-07-16 Sold (Public Records) $52,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $12,979 · +14.5% YoY. Source: county tax records.