529 SW 3rd St · Miami, FL 33130

$1,550,000

3 bd · 2.0 ba · 2,346 sqft · MultiFamily public records · 147 Days on market

Built 1910

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• 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: 3 units. confirmed

Listing remarks

Few blocks away from Brickell, Legal triplex currently working as a fourplex. Fully renovated, Zone for multifamily. Excellent investment as is, with great redevelopment opportunities.

Key facts

• Fully renovated
• Zone for multifamily
• Legal triplex

Tags

• LEGAL TRIPLEX
• FULLY RENOVATED
• ZONE FOR MULTIFAMILY

Property features AI

Finance

• Financial info: Multifamily property with four units (rental details available): 1-bedroom unit rented at $1,700; 3-bedroom unit rented at $3,000; two 2-bedroom units with rents shown at $2,700 (some units indicated as leased)

Exterior

• Parking: Total of 4 parking spaces; Other parking
• Utilities: Cable available; Public sewer
• Home design: 2-story building; Resale property; Shingle roof; Block construction
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit; Two 2-bedroom units
• Flooring: Ceramic tile; Laminate
• Bathrooms: All units have one full bathroom each
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile and laminate flooring

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive. Per door: $249/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 $1.43M (8.0% below list).
• Recommended offer: $1.36M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Zoned schools: Riverside Elementary School (math 23% / reading 23%, grade F, #2,070 of 2,144 statewide, top 97%, 993 students, 56% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 50% district-wide (-29 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 642 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $11k of loan paydown is wiped out by about $28k 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 147 days — a 12% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 2 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 $215k; list at $1.55M implies a 621% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1910 — 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,364,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1910 — 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: 0.92% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.1

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: -9.6%
• Equity multiple: 0.62×
• Total profit: $-165,337
• Equity at exit: $316,247

10-year hold

• IRR: -5.5%
• Equity multiple: 0.60×
• Total profit: $-171,783
• Equity at exit: $284,912

Cash invested: $434,000 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 642
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $14,262 medium
• Mortgage (P&I): −$8,128
• Tax from tax record: −$1,320 /mo · $15,846/yr
• Insurance: −$646
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,995
• Net cashflow: $746

Break-even live

Break-even rent $13,318

Max offer price $1,550,000

Occupancy floor 90%

Sensitivity live

Price	-10% $1,623	-5% $1,184	+0% $746	+5% $307	+10% $-132
Rent	-10% $-381	-5% $182	+0% $746	+5% $1,309	+10% $1,872
Rate	-1.0pp $1,526	-0.5pp $1,140	base $746	+0.5pp $344	+1.0pp $-64

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$14,262
Total (3 units)			$14,262

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	6d	1	0.49mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$19,800	$5.36	12d	2	0.79mi
1000 Brickell Plz Miami, FL	3.0–6.0	4.5–5.5	3795	$18,000	$4.74	4d	2	0.79mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$22,000	$6.31	25d	2	0.79mi
200 Biscayne Boulevard Way #5001 Miami, FL	3.0	3.5	2457	$20,000	$8.14	25d	1	0.87mi
300 Biscayne Boulevard Way Unit 4007W Miami, FL	3.0	2.5	1957	$21,000	$10.73	0d	1	0.96mi
300 Biscayne Boulevard Way Unit 4502E Miami, FL	3.0	3.5	2220	$25,000	$11.26	22d	1	0.96mi
300 Biscayne Boulevard Way #2306 Miami, FL	3.0	3.0	1600	$19,000	$11.88	13d	1	0.96mi
300 Biscayne Boulevard Way Unit 1902E Miami, FL	3.0	3.5	2220	$18,000	$8.11	4d	1	0.96mi
300 Biscayne Boulevard Way Unit 901E Miami, FL	4.0	4.5	3247	$45,000	$13.86	25d	1	0.96mi
300 Biscayne Boulevard Way Unit 3203 Miami, FL	3.0	4.5	3078	$32,000	$10.40	25d	1	0.96mi
300 Biscayne Boulevard Way Unit 2802E Miami, FL	3.0	3.5	2220	$21,000	$9.46	25d	1	0.96mi
300 Biscayne Boulevard Way Unit 4007W Miami, FL	3.0	3.0	2126	$19,000	$8.94	25d	1	0.96mi
300 Biscayne Boulevard Way Unit 3203 Miami, FL	3.0	4.5	3078	$29,000	$9.42	0d	1	0.96mi
1040 Biscayne Blvd Miami, FL	3.0	3.5	2581	$19,500	$7.56	25d	1	1.22mi
1100 Biscayne Blvd #6104 Miami, FL	3.0	2.5	2731	$18,000	$6.59	25d	1	1.27mi
175 SE 25th Rd #3403 Miami, FL	3.0	3.5	1946	$21,000	$10.79	16d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $1,550,000 Active 147 DOM
2. 2026-06-18
   days on market $1,550,000 Active 144 DOM
3. 2026-06-17
   days on market $1,550,000 Active 143 DOM
4. 2026-06-16
   days on market $1,550,000 Active 142 DOM
5. 2026-06-15
   days on market $1,550,000 Active 141 DOM
6. 2026-06-13
   days on market $1,550,000 Active 139 DOM
7. 2026-06-09
   days on market $1,550,000 Active 135 DOM
8. 2026-06-08
   days on market $1,550,000 Active 134 DOM
9. 2026-06-07
   days on market $1,550,000 Active 133 DOM
10. 2026-06-04
    days on market $1,550,000 Active 130 DOM
11. 2026-06-03
    days on market $1,550,000 Active 129 DOM
12. 2026-06-02
    days on market $1,550,000 Active 128 DOM
13. 2026-06-01
    days on market $1,550,000 Active 127 DOM
14. 2026-05-31
    days on market $1,550,000 Active 126 DOM
15. 2026-01-25
    listed $1,550,000 Active
16. 2016-06-20
    soldstatus $215,000
17. 2015-08-11
    historical
18. 2015-08-10
    status Pending
19. 2015-08-07
    listed $155,000 Active
20. 2004-08-31
    soldstatus $390,000
21. 1999-09-03
    soldstatus $150,000
22. 1999-03-23
    soldstatus $57,500

ⓘ 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: $15,846 · $1,320/mo
• Projected year-2 tax: $15,846 · $1,320/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 30 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: $171,144
• − Mortgage interest: −$86,824
• − Property taxes: −$15,846
• − Insurance: −$12,868
• − Repairs & maintenance: −$13,692
• − Management: −$13,692
• − Depreciation: −$45,091
• Taxable loss: −$16,868
• Est. tax savings @ 24.0%: +$4,048
• After-tax cash flow: $12,998/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

+2595.7% since first listed

8 events — show timeline

• 2026-01-25 Listed $1,550,000 MARMLS
• 2016-06-20 Sold (Public Records) $215,000 Public Records
• 2015-08-11 Listing Removed — MARMLS
• 2015-08-10 Pending — MARMLS
• 2015-08-07 Listed $155,000 MARMLS
• 2004-08-31 Sold (Public Records) $390,000 Public Records
• 1999-09-03 Sold (Public Records) $150,000 Public Records
• 1999-03-23 Sold (Public Records) $57,500 Public Records

Property tax history

+10.6%/yr

Latest (2025): $15,846 · +5.6% YoY. Source: county tax records.