300 NW 13th Ave · Miami, FL 33125

$950,000

4 bd · 3.0 ba · 1,805 sqft · MultiFamily public records · 252 Days on market

Built 1939

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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: 2 units. confirmed

Listing remarks MLS

5,000 Sq. Ft. Residential-Income/Duplex and land covered play within Little Havana. T5-L Zoning is ideal for this dynamic submarket experiencing economic growth, sub 2% vacancies pushing rental rates higher and demand is ever stronger for mixed-use infill development like this. There are a multitude of commercial applications for the site, and it benefits from close proximity to the Marlins Stadium. Density allows for 7 units, parking reduction benefits and other programs could allow for 14 under certain City programs. The housing crisis is creating opportunities to design, innovate and be a part of Miami’s development. Contact us immediately about this opportunity.

Key facts

• 4 parking spots
• Built 1939
• Listed 251 days

Property features AI

Finance

• Financial info: Actual rents reported: $1,200 for one unit and $2,075 for another unit

Exterior

• Parking: Total of 4 parking spaces; Other parking
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Resale property
• Exterior features: Lot under a quarter acre

Interior

• Kitchen: Range; Kitchen in each unit
• Bedrooms: Two 2-bedroom units
• Bathrooms: One 1-bath unit; One 2-bath unit
• Heating & cooling: Central air conditioning
• Interior features: Month-to-month rental units

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $-73 ($-875/yr) — negative. Per door: $-36/mo.
• To cash-flow at today's rent, offer at most $937k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $870k (8.4% below list).
• Recommended offer: $836k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 soft (-1.4%/yr); 239 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).
• At $8,698/mo this rent would consume 232% of the median local household income ($45k/yr) (locally 5223% 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 252 days — a 12% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• 5 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 $675k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1939 — 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $836,000 (12.0% 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. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.1

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-183,709
• Equity at exit: $141,648

10-year hold

• IRR: -22.8%
• Equity multiple: 0.01×
• Total profit: $-262,979
• 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 33125

• Rents YoY: -1.4%
• Active inventory: 239
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $8,698 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$1,140 /mo · $13,680/yr
• Insurance: −$396
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,827
• Net cashflow: $-73

Break-even live

Break-even rent $8,790

Max offer price $937,124

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$8,698
Total (2 units)			$8,698

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: —

Rent comps 1 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	4d	1	1.43mi

Listing history 27 events

1. 2026-06-18
   days on market $950,000 Active 252 DOM
2. 2026-06-17
   days on market $950,000 Active 251 DOM
3. 2026-06-16
   days on market $950,000 Active 250 DOM
4. 2026-06-15
   days on market $950,000 Active 249 DOM
5. 2026-06-13
   days on market $950,000 Active 247 DOM
6. 2026-06-09
   days on market $950,000 Active 243 DOM
7. 2026-06-08
   days on market $950,000 Active 242 DOM
8. 2026-06-08
   days on market $950,000 Active 241 DOM
9. 2026-06-04
   days on market $950,000 Active 238 DOM
10. 2026-06-03
    days on market $950,000 Active 237 DOM
11. 2026-06-02
    days on market $950,000 Active 236 DOM
12. 2026-06-01
    days on market $950,000 Active 235 DOM
13. 2026-05-31
    days on market $950,000 Active 234 DOM
14. 2025-10-09
    listed $950,000 Active
15. 2025-07-18
    historical
16. 2024-07-18
    listed $950,000 Active
17. 2022-08-23
    soldstatus $675,000
18. 2022-08-19
    soldstatus $675,000 Closed 680-char remark

    Show marketing remark (680 chars)

    5,000 Sq. Ft. Residential-Income/Duplex and land covered play within Little Havana. T5-L Zoning is ideal for this dynamic submarket experiencing economic growth, sub 2% vacancies pushing rental rates higher and demand is ever stronger for mixed-use infill development like this. There are a multitude of commercial applications for the site, and it benefits from close proximity to the Marlins Stadium. Density allows for 7 units, parking reduction benefits and other programs could allow for 14 under certain City programs. The housing crisis is creating opportunities to design, innovate and be a part of Miami’s development. Contact us immediately about this opportunity.

19. 2022-07-22
    status Pending 680-char remark

    Show marketing remark (680 chars)

    5,000 Sq. Ft. Residential-Income/Duplex and land covered play within Little Havana. T5-L Zoning is ideal for this dynamic submarket experiencing economic growth, sub 2% vacancies pushing rental rates higher and demand is ever stronger for mixed-use infill development like this. There are a multitude of commercial applications for the site, and it benefits from close proximity to the Marlins Stadium. Density allows for 7 units, parking reduction benefits and other programs could allow for 14 under certain City programs. The housing crisis is creating opportunities to design, innovate and be a part of Miami’s development. Contact us immediately about this opportunity.

20. 2022-05-04
    listed $725,000 Active 680-char remark

    Show marketing remark (680 chars)

    5,000 Sq. Ft. Residential-Income/Duplex and land covered play within Little Havana. T5-L Zoning is ideal for this dynamic submarket experiencing economic growth, sub 2% vacancies pushing rental rates higher and demand is ever stronger for mixed-use infill development like this. There are a multitude of commercial applications for the site, and it benefits from close proximity to the Marlins Stadium. Density allows for 7 units, parking reduction benefits and other programs could allow for 14 under certain City programs. The housing crisis is creating opportunities to design, innovate and be a part of Miami’s development. Contact us immediately about this opportunity.

21. 2021-06-03
    price $550,000
22. 2021-05-26
    historical
23. 2021-05-19
    listed $500,000 Active
24. 2019-02-27
    soldstatus $380,000
25. 2019-02-20
    soldstatus $380,000 Sold
26. 2018-08-18
    listed $380,000 Active
27. 1991-11-15
    soldstatus $69,000

ⓘ 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: $13,680 · $1,140/mo
• Projected year-2 tax: $13,680 · $1,140/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 7/10 Severe FEMA zone AE · 77% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,376
• − Mortgage interest: −$53,215
• − Property taxes: −$13,680
• − Insurance: −$9,868
• − Repairs & maintenance: −$8,350
• − Management: −$8,350
• − Depreciation: −$27,636
• Taxable loss: −$16,724
• Est. tax savings @ 24.0%: +$4,014
• After-tax cash flow: $3,139/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

+1276.8% since first listed

14 events — show timeline

• 2025-10-09 Listed $950,000 MARMLS
• 2025-07-18 Listing Removed — MARMLS
• 2024-07-18 Listed $950,000 MARMLS
• 2022-08-23 Sold (Public Records) $675,000 Public Records
• 2022-08-19 Sold (MLS) $675,000 MARMLS
• 2022-07-22 Pending — MARMLS
• 2022-05-04 Listed $725,000 MARMLS
• 2021-06-03 Price Changed $550,000 MARMLS
• 2021-05-26 Listing Removed — MARMLS
• 2021-05-19 Listed $500,000 MARMLS
• 2019-02-27 Sold (Public Records) $380,000 Public Records
• 2019-02-20 Sold (MLS) $380,000 MARMLS
• 2018-08-18 Listed $380,000 MARMLS
• 1991-11-15 Sold (Public Records) $69,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $13,680 · +1.3% YoY. Source: county tax records.