11310 Peachtree Dr · Biscayne Park, FL 33161

$699,999

2 bd · 2.0 ba · 1,204 sqft · MultiFamily public records · 14 Days on market

Built 1955

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Why this score? — see what drove the D+ 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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

Great investment opportunity. Duplex with additional self standing efficiency in the back yard. Gross Potential Income 10+% Located minutes from Biscayne Boulevard near Wholefoods and other fine shops and restaurants.

Key facts

• Third rental unit
• Fully renovated
• Spacious duplex

Tags

• HIGH-DEMAND LOCATION
• FULLY RENOVATED
• SPACIOUS DUPLEX
• SEPARATE ELECTRIC METERS
• THIRD RENTAL UNIT
• TURN-KEY CASH STREAMS

Property features AI

Finance

• Financial info: Each unit is leased; Unit rents reported: $1,300; $1,600; $2,100

Exterior

• Parking: Total of 4 parking spaces; Open parking for each unit
• Utilities: Public sewer; Cable not available
• Home design: Single-story building; Flat roof; Block construction
• Construction: Block construction; Flat roof; Effective year built reported
• Exterior features: Less than quarter acre lot; Open parking

Interior

• Bedrooms: Three 1-bedroom units (each unit listed as 1 bed)
• Flooring: Vinyl
• Bathrooms: Three units each with 1 full bathroom
• Heating & cooling: Wall/window air conditioning units
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive. Per door: $303/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $646k (7.7% below list).
• Recommended offer: $646k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#208 in FL, #3,222 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities 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 (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,461/mo this rent would consume 133% of the median local household income ($58k/yr) (locally 3226% 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 $21k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 $280k; list at $700k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $646,100 (7.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.0

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-93,888
• Equity at exit: $104,372

10-year hold

• IRR: -10.1%
• Equity multiple: 0.46×
• Total profit: $-105,694
• Equity at exit: $60,523

Cash invested: $196,000 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $6,461 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$536 /mo · $6,429/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,357
• Net cashflow: $606

Break-even live

Break-even rent $5,694

Max offer price $699,999

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	—	$6,462
Total (2 units)			$6,461

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $699,999 Active 14 DOM
2. 2026-06-17
   days on market $699,999 Active 13 DOM
3. 2026-06-16
   days on market $699,999 Active 12 DOM
4. 2026-06-15
   days on market $699,999 Active 11 DOM
5. 2026-06-13
   days on market $699,999 Active 9 DOM
6. 2026-06-09
   days on market $699,999 Active 5 DOM
7. 2026-06-08
   days on market $699,999 Active 4 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   listed $699,999 Active 3 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: $6,429 · $536/mo
• Projected year-2 tax: $6,429 · $536/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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: $77,532
• − Mortgage interest: −$39,211
• − Property taxes: −$6,429
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,203
• − Management: −$6,203
• − Depreciation: −$20,364
• Taxable loss: −$4,377
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $8,321/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 — Biscayne Park

• Score: 77/100
• State rank: #208
• US rank: #3222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+2195.1% since first listed

30 events — show timeline

• 2026-06-04 Listed $699,999 MARMLS
• 2025-10-05 Rental Removed $1,300 ZUMPER1
• 2025-07-15 Listed for Rent $1,300 ZUMPER1
• 2025-06-10 Rental Removed $1,300 LEASESTAR
• 2025-05-16 Listed for Rent $1,300 LEASESTAR
• 2024-04-07 Rental Removed $1,300 LEASESTAR
• 2024-04-06 Listed for Rent $1,300 LEASESTAR
• 2020-08-24 Sold (Public Records) $280,000 Public Records
• 2020-08-19 Sold (MLS) $260,000 MARMLS
• 2020-07-23 Contingent — MARMLS
• 2020-07-13 Listed $299,000 MARMLS
• 2016-05-06 Sold (Public Records) $182,000 Public Records
• 2016-05-02 Sold (MLS) $182,000 MARMLS
• 2016-04-11 Pending — MARMLS
• 2016-03-07 Relisted — MARMLS
• 2016-01-27 Listing Removed — MARMLS
• 2015-12-22 Price Changed $195,000 MARMLS
• 2015-12-06 Price Changed $199,000 MARMLS
• 2015-11-24 Price Changed $199,000 MARMLS
• 2015-11-24 Price Changed $199,999 MARMLS
• 2015-11-13 Price Changed $199,500 MARMLS
• 2015-09-26 Price Changed $199,000 MARMLS
• 2015-09-26 Price Changed $189,000 MARMLS
• 2015-09-26 Price Changed $200,000 MARMLS
• 2015-09-10 Price Changed $195,000 MARMLS
• 2015-08-27 Listed $210,000 MARMLS
• 2004-08-12 Sold (Public Records) $147,000 Public Records
• 1999-07-23 Sold (Public Records) $82,500 Public Records
• 1989-12-15 Sold (Public Records) $60,000 Public Records
• 1979-02-01 Sold (Public Records) $30,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $6,429 · +4.8% YoY. Source: county tax records.