11430 NE 13th Ave · Biscayne Park, FL 33161

$950,000

6 bd · 2.0 ba · 1,910 sqft · MultiFamily public records · 74 Days on market

Built 1941

---

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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• 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

BACK ON THE MARKET!!!!GREAT LOCATION!!!GREAT INCOME !!!PROPERTY HAS BEEN TOTALLY RENOVATED!!! This is one of kind property!!!. Great investment opportunity, corner lot property with lush landscaping lots of fruit trees, 2 separate houses. The main house is a six bedroom, two bath home. Duplex is a two bedroom one bath on the lower floor and two bedroom one bath on the top floor. Main house has update kitchen, wood cabinets, granite counter tops. New beautiful laminated floors. Newly painted. Large corner lot with potential to add more units. Live in one unit rent free. Main house is rented under section8. Duplex Lower level apartment also rented under section 8. Don't miss this opportunity, this is one of kind property. Bring your offer today. FHA, Conventional ok.

Key facts

• Detached duplex
• Operating as 4 units
• Corner property

Tags

• CORNER PROPERTY
• DETACHED DUPLEX
• INCOME PRODUCING PROPERTY
• CONSIDERABLE CORNER LOT
• POTENTIAL TO BUILD MORE UNITS
• OPERATING AS 4 UNITS

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/2.0-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $738/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $950k).
• Recommended offer: $893k (6.0% below list) — sets the bar for market timing.

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 $9,857/mo this rent would consume 203% 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 $7k 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 74 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 $799k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $893,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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 1941 — 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. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.0

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-88,769
• Equity at exit: $141,648

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-67,842
• Equity at exit: $82,139

Cash invested: $266,000 (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: 16.1×

Monthly cashflow live

• Estimated rent: $9,857 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$932 /mo · $11,188/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,070
• Net cashflow: $1,477

Break-even live

Break-even rent $7,987

Max offer price $950,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	2	$9,858
Total (2 units)			$9,857

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2025-06-20
   status Pending
2. 2025-06-02
   historical Active Under Contract
3. 2025-04-07
   listed $950,000 Active
4. 2024-05-03
   historical
5. 2024-04-30
   status Active
6. 2024-03-31
   status Active
7. 2023-10-05
   listed $1,100,000 Active
8. 2021-06-30
   soldstatus $799,000
9. 2021-05-26
   soldstatus $799,000 Closed 776-char remark

   Show marketing remark (776 chars)

   BACK ON THE MARKET!!!!GREAT LOCATION!!!GREAT INCOME !!!PROPERTY HAS BEEN TOTALLY RENOVATED!!! This is one of kind property!!!. Great investment opportunity, corner lot property with lush landscaping lots of fruit trees, 2 separate houses. The main house is a six bedroom, two bath home. Duplex is a two bedroom one bath on the lower floor and two bedroom one bath on the top floor. Main house has update kitchen, wood cabinets, granite counter tops. New beautiful laminated floors. Newly painted. Large corner lot with potential to add more units. Live in one unit rent free. Main house is rented under section8. Duplex Lower level apartment also rented under section 8. Don't miss this opportunity, this is one of kind property. Bring your offer today. FHA, Conventional ok.

10. 2021-04-15
    historical Active Under Contract 776-char remark

    Show marketing remark (776 chars)

    BACK ON THE MARKET!!!!GREAT LOCATION!!!GREAT INCOME !!!PROPERTY HAS BEEN TOTALLY RENOVATED!!! This is one of kind property!!!. Great investment opportunity, corner lot property with lush landscaping lots of fruit trees, 2 separate houses. The main house is a six bedroom, two bath home. Duplex is a two bedroom one bath on the lower floor and two bedroom one bath on the top floor. Main house has update kitchen, wood cabinets, granite counter tops. New beautiful laminated floors. Newly painted. Large corner lot with potential to add more units. Live in one unit rent free. Main house is rented under section8. Duplex Lower level apartment also rented under section 8. Don't miss this opportunity, this is one of kind property. Bring your offer today. FHA, Conventional ok.

11. 2021-01-05
    listed $799,000 Active 776-char remark

    Show marketing remark (776 chars)

    BACK ON THE MARKET!!!!GREAT LOCATION!!!GREAT INCOME !!!PROPERTY HAS BEEN TOTALLY RENOVATED!!! This is one of kind property!!!. Great investment opportunity, corner lot property with lush landscaping lots of fruit trees, 2 separate houses. The main house is a six bedroom, two bath home. Duplex is a two bedroom one bath on the lower floor and two bedroom one bath on the top floor. Main house has update kitchen, wood cabinets, granite counter tops. New beautiful laminated floors. Newly painted. Large corner lot with potential to add more units. Live in one unit rent free. Main house is rented under section8. Duplex Lower level apartment also rented under section 8. Don't miss this opportunity, this is one of kind property. Bring your offer today. FHA, Conventional ok.

12. 2020-12-31
    historical
13. 2020-07-24
    price $799,000
14. 2020-05-05
    listed $699,000 Active
15. 2020-04-30
    historical
16. 2020-02-29
    price $699,000
17. 2020-02-14
    price $775,000
18. 2019-10-23
    listed $875,000 Active
19. 2019-06-30
    historical
20. 2019-04-17
    listed $995,000 Active
21. 2019-02-10
    historical
22. 2019-01-10
    listed $1,060,000 Active
23. 2019-01-09
    soldstatus $500,000
24. 2019-01-02
    soldstatus $500,000 Sold
25. 2018-12-13
    status Pending
26. 2018-08-20
    listed $639,000 Active
27. 1984-04-01
    soldstatus $125,000
28. 1979-09-01
    soldstatus $38,600

ⓘ 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: $11,188 · $932/mo
• Projected year-2 tax: $11,188 · $932/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 6/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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: $118,284
• − Mortgage interest: −$53,215
• − Property taxes: −$11,188
• − Insurance: −$4,750
• − Repairs & maintenance: −$9,463
• − Management: −$9,463
• − Depreciation: −$27,636
• Taxable income: $2,569
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $17,107/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

+2361.1% since first listed

28 events — show timeline

• 2025-06-20 Pending — MARMLS
• 2025-06-02 Contingent — MARMLS
• 2025-04-07 Listed $950,000 MARMLS
• 2024-05-03 Listing Removed — MARMLS
• 2024-04-30 Relisted — MARMLS
• 2024-03-31 Relisted — MARMLS
• 2023-10-05 Listed $1,100,000 MARMLS
• 2021-06-30 Sold (Public Records) $799,000 Public Records
• 2021-05-26 Sold (MLS) $799,000 MARMLS
• 2021-04-15 Contingent — MARMLS
• 2021-01-05 Listed $799,000 MARMLS
• 2020-12-31 Listing Removed — MARMLS
• 2020-07-24 Price Changed $799,000 MARMLS
• 2020-05-05 Listed $699,000 MARMLS
• 2020-04-30 Listing Removed — MARMLS
• 2020-02-29 Price Changed $699,000 MARMLS
• 2020-02-14 Price Changed $775,000 MARMLS
• 2019-10-23 Listed $875,000 MARMLS
• 2019-06-30 Listing Removed — MARMLS
• 2019-04-17 Listed $995,000 MARMLS
• 2019-02-10 Listing Removed — MARMLS
• 2019-01-10 Listed $1,060,000 MARMLS
• 2019-01-09 Sold (Public Records) $500,000 Public Records
• 2019-01-02 Sold (MLS) $500,000 MARMLS
• 2018-12-13 Pending — MARMLS
• 2018-08-20 Listed $639,000 MARMLS
• 1984-04-01 Sold (Public Records) $125,000 Public Records
• 1979-09-01 Sold (Public Records) $38,600 Public Records

Property tax history

+9.6%/yr

Latest (2025): $11,188 · +0.1% YoY. Source: county tax records.