45 NE 60 St · Miami, FL 33137

$579,500

2 bd · 1.0 ba · 1,080 sqft · MultiFamily public records · 124 Days on market

Built 1939

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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
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

A gem waiting to be found... 3/2 and 1/1 detached. vacant and presently used as a storage for owners collection.Fairly new roof on both buildings. Fully fenced corner lot . Realtors please find your creative investors . Seller is offering concession to third party participants.Please call or text listing agent for access.

Key facts

• Separate duplex
• Turnkey asset
• Corner lot

Tags

• SEPARATE DUPLEX
• CORNER LOT
• TURNKEY ASSET

Property features AI

Exterior

• Parking: Two total parking spaces (on-street)
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Less than quarter acre lot; On-street parking

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Tile; Wood
• Bathrooms: One 1-bath unit; One 2-bath unit (both full bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood, tile and wood flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $580k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $580k).
• Recommended offer: $510k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+2.7%/yr); 757 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($4k loan paydown + $2k appreciation (0.3% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 2.7% rent growth), your $162k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($510k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $375k; list at $580k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $509,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1939 — 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: 1.55% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.68%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.24×
• Total profit: $200,602
• Equity at exit: $176,190

10-year hold

• IRR: 28.6%
• Equity multiple: 4.22×
• Total profit: $522,937
• Equity at exit: $218,218

Cash invested: $162,260 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 757
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $9,007 medium
• Mortgage (P&I): −$3,039
• Tax from tax record: −$498 /mo · $5,974/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,891
• Net cashflow: $3,337

Break-even live

Break-even rent $4,783

Max offer price $579,500

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$9,008
Total (2 units)			$9,007

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: $144,875
• Closing costs: $17,385
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   historical Active Under Contract
3. 2026-03-15
   price $579,500
4. 2026-03-13
   price $594,900
5. 2026-03-03
   price $599,900
6. 2026-02-26
   status Active
7. 2026-02-25
   historical Active Under Contract
8. 2026-02-18
   status Pending
9. 2026-01-29
   price $585,000
10. 2026-01-29
    price $500,000
11. 2025-12-17
    listed $590,000 Active
12. 2025-10-31
    soldstatus $375,000
13. 2025-10-28
    soldstatus $375,000 324-char remark

    Show marketing remark (324 chars)

    A gem waiting to be found... 3/2 and 1/1 detached. vacant and presently used as a storage for owners collection.Fairly new roof on both buildings. Fully fenced corner lot . Realtors please find your creative investors . Seller is offering concession to third party participants.Please call or text listing agent for access.

14. 2025-09-02
    listed $550,000 324-char remark

    Show marketing remark (324 chars)

    A gem waiting to be found... 3/2 and 1/1 detached. vacant and presently used as a storage for owners collection.Fairly new roof on both buildings. Fully fenced corner lot . Realtors please find your creative investors . Seller is offering concession to third party participants.Please call or text listing agent for access.

15. 2000-08-04
    soldstatus $58,600
16. 1996-05-29
    soldstatus $21,500
17. 1990-02-21
    soldstatus $25,000
18. 1987-06-01
    soldstatus $17,000
19. 1983-11-01
    soldstatus $26,500
20. 1980-06-01
    soldstatus $22,000

ⓘ 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: $5,974 · $498/mo
• Projected year-2 tax: $5,974 · $498/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $108,084
• − Mortgage interest: −$32,461
• − Property taxes: −$5,974
• − Insurance: −$2,898
• − Repairs & maintenance: −$8,647
• − Management: −$8,647
• − Depreciation: −$16,858
• Taxable income: $32,600
• Est. tax owed @ 24.0%: −$7,824
• After-tax cash flow: $32,223/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): 29,414
• Household income: $94,036
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 3106.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 54% Two or more races 25% White 24% Black 16% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 10% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 8% Estonian 2% Lithuanian 2%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 5%

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: ▲ 0.27%
• Current HPI: 385.1514
• Rent YoY: ▲ 2.73%
• 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

+2534.1% since first listed

20 events — show timeline

• 2026-04-27 Pending — MARMLS
• 2026-04-09 Contingent — MARMLS
• 2026-03-15 Price Changed $579,500 MARMLS
• 2026-03-13 Price Changed $594,900 MARMLS
• 2026-03-03 Price Changed $599,900 MARMLS
• 2026-02-26 Relisted — MARMLS
• 2026-02-25 Contingent — MARMLS
• 2026-02-18 Pending — MARMLS
• 2026-01-29 Price Changed $585,000 MARMLS
• 2026-01-29 Price Changed $500,000 MARMLS
• 2025-12-17 Listed $590,000 MARMLS
• 2025-10-31 Sold (Public Records) $375,000 Public Records
• 2025-10-28 Sold (MLS) $375,000 Beaches MLS
• 2025-09-02 Listed $550,000 Beaches MLS
• 2000-08-04 Sold (Public Records) $58,600 Public Records
• 1996-05-29 Sold (Public Records) $21,500 Public Records
• 1990-02-21 Sold (Public Records) $25,000 Public Records
• 1987-06-01 Sold (Public Records) $17,000 Public Records
• 1983-11-01 Sold (Public Records) $26,500 Public Records
• 1980-06-01 Sold (Public Records) $22,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $5,974 · +7.3% YoY. Source: county tax records.