3008 NW 13th St · Miami, FL 33125

$1,250,000

5 bd · 3.0 ba · 3,345 sqft · MultiFamily public records · 114 Days on market

Built 1971

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Amazing opportunity to own this fully renovated property currently structured as a Triplex. Great income-producing opportunity, centrally located, just a few minutes from the most important areas of Miami. Turn-Key investment with impact windows and doors, completely gated with secure parking. This property's current distribution is as follows: Unit A: consists of 1 Bedroom and 1.5 Bathrooms, Unit B: consists of 3 Bedrooms and 3 bathrooms and Unit C: consists of 1 Bedroom and 1.5 Bathrooms. This multifamily sits on a large lot with over 15,000 Sq. Ft. and has 2,745 Sq. Ft. of living area.

Key facts

• 15
• 000+ sq ft lot
• Fully gated

Tags

• FULLY RENOVATED TRIPLEX
• IMPACT WINDOWS AND DOORS
• FULLY GATED
• SECURE ON-SITE PARKING
• 15
• 000+ SQ FT LOT

Property features AI

Finance

• Financial info: Gardener services included in rent (where applicable)

Exterior

• Parking: Total of 4 parking spaces; Carport and automatic garage door opener
• Utilities: Public sewer; Cable not available
• Home design: Single-story building; Effective year built
• Construction: Effective year built noted
• Exterior features: Quarter- to half-acre lot; Automatic sprinklers

Interior

• Kitchen: Microwave; Refrigerator; Other built-in appliances
• Bedrooms: Two 1-bedroom units; One 3-bedroom unit
• Flooring: Tile flooring
• Bathrooms: Two 1-bedroom units each with 1 full and 1 half bathroom; One 3-bedroom unit with 3 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Family room
• Laundry & utility: Washer and dryer in units; Electric meter for units

What this means for you Summary

Snapshot

• This is a 2×1.0bd/1.5ba + 1×3.0bd/3.0ba units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive. Per door: $55/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 $1.20M (4.4% below list).
• Recommended offer: $1.14M (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Kensington Park Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 922 students, 66% FRL); Citrus Grove Middle School (math 19% / reading 21%, grade F, #558 of 571 statewide, top 98%, 781 students, 66% FRL); Miami Jackson Senior High School (math 13% / reading 22%, grade F, #575 of 667 statewide, top 86%, 1,305 students, 62% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-24 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 (-1.4%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $38k 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 114 days — a 9% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $800k; list at $1.25M implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,137,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 1971 — 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. 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?
11. 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.
12. 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.
13. 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: 0.96% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.7

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-226,591
• Equity at exit: $186,379

10-year hold

• IRR: -20.1%
• Equity multiple: 0.09×
• Total profit: $-316,946
• Equity at exit: $108,077

Cash invested: $350,000 (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 33125

• Rents YoY: -1.4%
• Active inventory: 241
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $11,954 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$1,778 /mo · $21,330/yr
• Insurance: −$521
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,510
• Net cashflow: $164

Break-even live

Break-even rent $11,747

Max offer price $1,250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $871	-5% $517	+0% $164	+5% $-190	+10% $-544
Rent	-10% $-781	-5% $-309	+0% $164	+5% $636	+10% $1,108
Rate	-1.0pp $793	-0.5pp $482	base $164	+0.5pp $-160	+1.0pp $-490

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

Units	Beds	Baths	Est. rent
▸ 2× units	1.0	1.5	$7,364
1× unit	3.0	3	$4,590
Total (3 units)			$11,954

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2951 NW 13th St Unit 1399868P Miami, FL	4.0–8.0	3.5–6.0	3745	$14,816	$3.96	9d	2	0.07mi

Listing history 30 events

1. 2026-06-21
   days on market $1,250,000 Active 114 DOM
2. 2026-06-18
   days on market $1,250,000 Active 111 DOM
3. 2026-06-17
   days on market $1,250,000 Active 110 DOM
4. 2026-06-16
   days on market $1,250,000 Active 109 DOM
5. 2026-06-15
   days on market $1,250,000 Active 108 DOM
6. 2026-06-13
   days on market $1,250,000 Active 106 DOM
7. 2026-06-09
   days on market $1,250,000 Active 102 DOM
8. 2026-06-08
   days on market $1,250,000 Active 101 DOM
9. 2026-06-07
   days on market $1,250,000 Active 100 DOM
10. 2026-06-04
    days on market $1,250,000 Active 97 DOM
11. 2026-06-03
    days on market $1,250,000 Active 96 DOM
12. 2026-06-02
    days on market $1,250,000 Active 95 DOM
13. 2026-06-01
    days on market $1,250,000 Active 94 DOM
14. 2026-05-31
    days on market $1,250,000 Active 93 DOM
15. 2026-05-19
    historical
16. 2026-02-12
    listed $1,250,000 Active
17. 2025-01-06
    historical $2,200
18. 2024-12-11
    listed $2,200
19. 2021-08-24
    soldstatus $800,000
20. 2021-08-16
    soldstatus $800,000 Closed 595-char remark

    Show marketing remark (595 chars)

    Amazing opportunity to own this fully renovated property currently structured as a Triplex. Great income-producing opportunity, centrally located, just a few minutes from the most important areas of Miami. Turn-Key investment with impact windows and doors, completely gated with secure parking. This property's current distribution is as follows: Unit A: consists of 1 Bedroom and 1.5 Bathrooms, Unit B: consists of 3 Bedrooms and 3 bathrooms and Unit C: consists of 1 Bedroom and 1.5 Bathrooms. This multifamily sits on a large lot with over 15,000 Sq. Ft. and has 2,745 Sq. Ft. of living area.

21. 2021-06-24
    historical Active Under Contract 595-char remark

    Show marketing remark (595 chars)

    Amazing opportunity to own this fully renovated property currently structured as a Triplex. Great income-producing opportunity, centrally located, just a few minutes from the most important areas of Miami. Turn-Key investment with impact windows and doors, completely gated with secure parking. This property's current distribution is as follows: Unit A: consists of 1 Bedroom and 1.5 Bathrooms, Unit B: consists of 3 Bedrooms and 3 bathrooms and Unit C: consists of 1 Bedroom and 1.5 Bathrooms. This multifamily sits on a large lot with over 15,000 Sq. Ft. and has 2,745 Sq. Ft. of living area.

22. 2021-05-25
    listed $820,000 Active 595-char remark

    Show marketing remark (595 chars)

    Amazing opportunity to own this fully renovated property currently structured as a Triplex. Great income-producing opportunity, centrally located, just a few minutes from the most important areas of Miami. Turn-Key investment with impact windows and doors, completely gated with secure parking. This property's current distribution is as follows: Unit A: consists of 1 Bedroom and 1.5 Bathrooms, Unit B: consists of 3 Bedrooms and 3 bathrooms and Unit C: consists of 1 Bedroom and 1.5 Bathrooms. This multifamily sits on a large lot with over 15,000 Sq. Ft. and has 2,745 Sq. Ft. of living area.

23. 2021-05-25
    historical

    Show marketing remark (595 chars)

    Amazing opportunity to own this fully renovated property currently structured as a Triplex. Great income-producing opportunity, centrally located, just a few minutes from the most important areas of Miami. Turn-Key investment with impact windows and doors, completely gated with secure parking. This property's current distribution is as follows: Unit A: consists of 1 Bedroom and 1.5 Bathrooms, Unit B: consists of 3 Bedrooms and 3 bathrooms and Unit C: consists of 1 Bedroom and 1.5 Bathrooms. This multifamily sits on a large lot with over 15,000 Sq. Ft. and has 2,745 Sq. Ft. of living area.

24. 2021-05-25
    listed $820,000 Active

    Show marketing remark (595 chars)

    Amazing opportunity to own this fully renovated property currently structured as a Triplex. Great income-producing opportunity, centrally located, just a few minutes from the most important areas of Miami. Turn-Key investment with impact windows and doors, completely gated with secure parking. This property's current distribution is as follows: Unit A: consists of 1 Bedroom and 1.5 Bathrooms, Unit B: consists of 3 Bedrooms and 3 bathrooms and Unit C: consists of 1 Bedroom and 1.5 Bathrooms. This multifamily sits on a large lot with over 15,000 Sq. Ft. and has 2,745 Sq. Ft. of living area.

25. 2016-12-08
    soldstatus $525,000 Sold
26. 2016-12-07
    soldstatus $525,000
27. 2016-12-02
    status Pending
28. 2016-04-29
    listed $560,000 Active
29. 2016-01-28
    listed $569,000
30. 2000-03-14
    soldstatus $187,000

ⓘ 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: $21,330 · $1,778/mo
• Projected year-2 tax: $21,330 · $1,778/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 AE · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 21 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: $143,448
• − Mortgage interest: −$70,019
• − Property taxes: −$21,330
• − Insurance: −$11,368
• − Repairs & maintenance: −$11,476
• − Management: −$11,476
• − Depreciation: −$36,364
• Taxable loss: −$18,586
• Est. tax savings @ 24.0%: +$4,461
• After-tax cash flow: $6,424/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+568.4% since first listed

16 events — show timeline

• 2026-05-19 Listing Removed — Beaches MLS
• 2026-02-12 Listed $1,250,000 MARMLS
• 2025-01-06 Rental Removed $2,200 MARMLS
• 2024-12-11 Listed for Rent $2,200 MARMLS
• 2021-08-24 Sold (Public Records) $800,000 Public Records
• 2021-08-16 Sold (MLS) $800,000 MARMLS
• 2021-06-24 Contingent — MARMLS
• 2021-05-25 Listed $820,000 MARMLS
• 2021-05-25 Listing Removed — MARMLS
• 2021-05-25 Listed $820,000 MARMLS
• 2016-12-08 Sold (MLS) $525,000 MARMLS
• 2016-12-07 Sold (Public Records) $525,000 Public Records
• 2016-12-02 Pending — MARMLS
• 2016-04-29 Listed $560,000 MARMLS
• 2016-01-28 Listed $569,000 Beaches MLS
• 2000-03-14 Sold (Public Records) $187,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $21,330 · +10.8% YoY. Source: county tax records.