170 NE 68th Ter · Miami, FL 33138

$515,000

2 bd · 2.0 ba · 1,376 sqft · MultiFamily public records · 159 Days on market

Built 1954 Est $418k · 23% over

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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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

"This duplex in Miami's rapidly growing Little Haiti neighborhood offers two 1-bed, 1-bath units, ideal for rental income or multi-generational living. With zoning for up to 8 units, it has strong redevelopment potential. As the area attracts new businesses and infrastructure improvements, this property promises significant appreciation. A prime investment in a thriving location!" Don't miss out on this opportunity! Contact the listing agent today for more information and to schedule a private showing. Office Remarks:

Key facts

• Thriving location
• Prime investment
• Duplex

Tags

• DUPLEX
• ZONING FOR UP TO 8 UNITS
• REDEVELOPMENT POTENTIAL
• PRIME INVESTMENT
• THRIVING LOCATION

Property features AI

Finance

• Financial info: Water may be included in rent

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Cable not available
• Home design: Single-story; Resale property; Shingle roof; Block construction
• Construction: Built with block construction; Shingle roof; One story
• Exterior features: Less than quarter acre lot

Interior

• Flooring: Ceramic tile
• Heating & cooling: Electric cooling
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $515k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive. Per door: $484/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $515k).
• Recommended offer: $453k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Edison Park K-8 Center (math 34% / reading 34%, grade F, #1,744 of 2,144 statewide, top 82%, 437 students, 77% FRL); Horace Mann Middle School (math 23% / reading 31%, grade F, #497 of 571 statewide, top 88%, 528 students, 76% FRL); Miami Edison Senior High School (math 19% / reading 15%, grade F, #597 of 667 statewide, top 90%, 623 students, 72% FRL).
• Zoned-school proficiency averages 26% 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 flat; 369 active listings in the ZIP; solid renter incomes; 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 $4k of loan paydown is wiped out by about $15k 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 159 days — a 12% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $195k; list at $515k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $453,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1954 — 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. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $418,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 NE 68th St	0.09mi	3/2.0 (+1)	1,320 (-4%)	13mo	$401,000	$304	73

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-36,554
• Equity at exit: $76,788

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-9,795
• Equity at exit: $44,528

Cash invested: $144,200 (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 33138

• Rents YoY: 0.3%
• Active inventory: 369
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $5,652 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$582 /mo · $6,984/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,187
• Net cashflow: $968

Break-even live

Break-even rent $4,427

Max offer price $515,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,259	-5% $1,114	+0% $968	+5% $822	+10% $676
Rent	-10% $521	-5% $745	+0% $968	+5% $1,191	+10% $1,414
Rate	-1.0pp $1,227	-0.5pp $1,099	base $968	+0.5pp $834	+1.0pp $699

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$5,652
Total (2 units)			$5,652

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-21
   days on market $515,000 Active 159 DOM
2. 2026-06-18
   days on market $515,000 Active 156 DOM
3. 2026-06-17
   days on market $515,000 Active 155 DOM
4. 2026-06-16
   days on market $515,000 Active 154 DOM
5. 2026-06-15
   days on market $515,000 Active 153 DOM
6. 2026-06-13
   days on market $515,000 Active 151 DOM
7. 2026-06-09
   days on market $515,000 Active 147 DOM
8. 2026-06-08
   days on market $515,000 Active 146 DOM
9. 2026-06-07
   days on market $515,000 Active 145 DOM
10. 2026-06-04
    days on market $515,000 Active 142 DOM
11. 2026-06-03
    days on market $515,000 Active 141 DOM
12. 2026-06-02
    days on market $515,000 Active 140 DOM
13. 2026-06-01
    days on market $515,000 Active 139 DOM
14. 2026-05-31
    days on market $515,000 Active 138 DOM
15. 2026-03-27
    price $515,000
16. 2026-01-13
    listed $530,000 Active
17. 2025-12-31
    historical
18. 2025-08-27
    price $533,000
19. 2025-05-14
    price $535,000
20. 2025-04-29
    price $545,000
21. 2025-01-15
    listed $550,000 Active
22. 2024-03-08
    historical
23. 2024-03-08
    status Active
24. 2024-01-11
    listed $485,000 Active
25. 2024-01-09
    historical
26. 2023-10-26
    price $485,000
27. 2023-10-04
    price $490,000
28. 2023-09-18
    price $495,000
29. 2023-09-01
    price $500,000
30. 2023-07-21
    price $505,000
31. 2023-07-07
    price $510,000
32. 2023-06-22
    price $520,000
33. 2023-04-28
    price $525,000
34. 2023-03-07
    price $540,000
35. 2023-01-10
    listed $550,000 Active
36. 2022-09-17
    historical
37. 2022-06-24
    status Active
38. 2022-05-12
    status Pending
39. 2022-05-02
    listed $535,000 Active
40. 2019-06-12
    soldstatus $195,000
41. 2019-06-12
    soldstatus $172,500
42. 2012-05-14
    soldstatus $25,000
43. 2012-04-06
    soldstatus $25,000
44. 2011-10-27
    listed $24,900
45. 2005-04-07
    soldstatus $185,000
46. 2003-10-07
    soldstatus $163,000

ⓘ 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: $6,984 · $582/mo
• Projected year-2 tax: $6,984 · $582/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 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: $67,824
• − Mortgage interest: −$28,848
• − Property taxes: −$6,984
• − Insurance: −$2,575
• − Repairs & maintenance: −$5,426
• − Management: −$5,426
• − Depreciation: −$14,982
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $10,754/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): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% Other Indo-European 4%

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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+216.0% since first listed

32 events — show timeline

• 2026-03-27 Price Changed $515,000 MARMLS
• 2026-01-13 Listed $530,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-08-27 Price Changed $533,000 MARMLS
• 2025-05-14 Price Changed $535,000 MARMLS
• 2025-04-29 Price Changed $545,000 MARMLS
• 2025-01-15 Listed $550,000 MARMLS
• 2024-03-08 Listing Removed — MARMLS
• 2024-03-08 Relisted — MARMLS
• 2024-01-11 Listed $485,000 MARMLS
• 2024-01-09 Listing Removed — MARMLS
• 2023-10-26 Price Changed $485,000 MARMLS
• 2023-10-04 Price Changed $490,000 MARMLS
• 2023-09-18 Price Changed $495,000 MARMLS
• 2023-09-01 Price Changed $500,000 MARMLS
• 2023-07-21 Price Changed $505,000 MARMLS
• 2023-07-07 Price Changed $510,000 MARMLS
• 2023-06-22 Price Changed $520,000 MARMLS
• 2023-04-28 Price Changed $525,000 MARMLS
• 2023-03-07 Price Changed $540,000 MARMLS
• 2023-01-10 Listed $550,000 MARMLS
• 2022-09-17 Listing Removed — MARMLS
• 2022-06-24 Relisted — MARMLS
• 2022-05-12 Pending — MARMLS
• 2022-05-02 Listed $535,000 MARMLS
• 2019-06-12 Sold (Public Records) $172,500 Public Records
• 2019-06-12 Sold (Public Records) $195,000 Public Records
• 2012-05-14 Sold (Public Records) $25,000 Public Records
• 2012-04-06 Sold (MLS) $25,000 Beaches MLS
• 2011-10-27 Listed $24,900 Beaches MLS
• 2005-04-07 Sold (Public Records) $185,000 Public Records
• 2003-10-07 Sold (Public Records) $163,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $6,984 · +7.2% YoY. Source: county tax records.