4730 W 8th Ave · Hialeah, FL 33012

$280,000

4 bd · 2.0 ba · 2,609 sqft · SingleFamily public records · 1 Days on market

Built 1958 7,500 sqft lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE SUBJET TO LENDER APPROVAL!!!

Key facts

• 7,500 sq ft lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-55 ($-661/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (3.5% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $270k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.5% in Hialeah — 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 74/100 on livability (#288 in FL, #4,774 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: amenities F, employment D-.
• 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: Meadowlane Elementary School (math 61% / reading 59%, grade B-, #680 of 2,144 statewide, top 32%, 687 students, 73% FRL); Palm Springs Middle School (math 32% / reading 40%, grade F, #410 of 571 statewide, top 72%, 782 students, 72% FRL); Hialeah Senior High School (math 16% / reading 37%, grade F, #489 of 667 statewide, top 74%, 1,732 students, 67% FRL).
• Market conditions: Rents soft (-1.5%/yr); 199 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,957/mo this rent would consume 69% of the median local household income ($51k/yr) (locally 4195% 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 $2k of loan paydown is wiped out by about $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; list at $280k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,272 (3.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $767,046
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4660 W 8th Pl	0.10mi	3/2.0 (-1)	2,751 (+5%)	11mo	$810,000	$294	72

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-57,220
• Equity at exit: $41,749

10-year hold

• IRR: -28.7%
• Equity multiple: -0.10×
• Total profit: $-86,513
• Equity at exit: $24,209

Cash invested: $78,400 (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 33012

• Rents YoY: -1.5%
• Active inventory: 199
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,957 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$806 /mo · $9,673/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-55

Break-even live

Break-even rent $3,027

Max offer price $270,272

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $24	+0% $-55	+5% $-134	+10% $-214
Rent	-10% $-289	-5% $-172	+0% $-55	+5% $62	+10% $179
Rate	-1.0pp $86	-0.5pp $16	base $-55	+0.5pp $-128	+1.0pp $-201

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-31
   status Pending
2. 2026-03-30
   listed $280,000 Active
3. 1992-12-14
   soldstatus $115,000
4. 1989-10-10
   soldstatus $105,000
5. 1979-06-01
   soldstatus $45,000

ⓘ 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: $9,673 · $806/mo
• Projected year-2 tax: $9,673 · $806/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 19 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: $35,484
• − Mortgage interest: −$15,684
• − Property taxes: −$9,673
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$8,145
• Taxable loss: −$5,096
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $562/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 — Hialeah

• Score: 74/100
• State rank: #288
• US rank: #4774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 315,776
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 71,017
• Household income: $51,450
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 4195.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 57% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 80% Dominican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 76% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 92%

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: ▼ -711.72%
• Current HPI: 387.8757
• Rent YoY: ▼ -1.50%
• 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

+522.2% since first listed

5 events — show timeline

• 2026-03-31 Pending — MARMLS
• 2026-03-30 Listed $280,000 MARMLS
• 1992-12-14 Sold (Public Records) $115,000 Public Records
• 1989-10-10 Sold (Public Records) $105,000 Public Records
• 1979-06-01 Sold (Public Records) $45,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $9,673 · +3.7% YoY. Source: county tax records.