329 SW 10th Ave · Miami, FL 33130

$700,000

4 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 133 Days on market

Built 1920

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spanish Style multiplex Building in little Havana. Building is in good shape, I do have the 40 year certification but it needs TOTAL REPAIR inside. GREAT INVESTMENT OPPORTUNITY.

Key facts

• Rebuildable property
• Prime property
• Strategic location

Tags

• INVESTMENT OPPORTUNITY
• REBUILDABLE PROPERTY
• PRIME PROPERTY
• STRATEGIC LOCATION

Property features AI

Finance

• Financial info: Rent covers electricity

Exterior

• Parking: 6 parking spaces
• Utilities: Cable not available
• Home design: 2-story property; Resale construction
• Construction: Brick, brick veneer, and block construction; Concrete roof
• Exterior features: Lot smaller than one acre

Interior

• Heating & cooling: Electric heating
• Interior features: Electric heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $9k ($107k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $700k).
• Recommended offer: $616k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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 (-0.5%/yr); 639 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $17,639/mo this rent would consume 347% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $5k of loan paydown is wiped out by about $13k 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.
• At projected returns (-1.8% appreciation + 0.0% rent growth), your $196k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($616k) 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 $280k; list at $700k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — 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 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $616,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.52% ✓
• Cap rate: 22.25%
• Cash-on-cash: 56.99%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.23×
• Total profit: $437,135
• Equity at exit: $142,821

10-year hold

• IRR: 53.6%
• Equity multiple: 5.81×
• Total profit: $943,533
• Equity at exit: $128,670

Cash invested: $196,000 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $17,639 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$663 /mo · $7,961/yr
• Insurance: −$292
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,704
• Net cashflow: $8,882

Break-even live

Break-even rent $6,396

Max offer price $700,000

Occupancy floor 45%

Sensitivity live

Price	-10% $9,279	-5% $9,080	+0% $8,882	+5% $8,684	+10% $8,486
Rent	-10% $7,489	-5% $8,186	+0% $8,882	+5% $9,579	+10% $10,276
Rate	-1.0pp $9,235	-0.5pp $9,060	base $8,882	+0.5pp $8,701	+1.0pp $8,516

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$17,640
Total (4 units)			$17,639

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	5d	1	0.98mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$29,867	$8.09	11d	2	1.21mi
1000 Brickell Plz Miami, FL	3.0–6.0	4.5–5.5	3795	$28,667	$7.55	3d	2	1.21mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$31,333	$8.99	25d	2	1.21mi
200 Biscayne Boulevard Way #5001 Miami, FL	3.0	3.5	2457	$20,000	$8.14	25d	1	1.37mi
300 Biscayne Boulevard Way Unit 1902E Miami, FL	3.0	3.5	2220	$18,000	$8.11	3d	1	1.46mi
300 Biscayne Boulevard Way Unit 2802E Miami, FL	3.0	3.5	2220	$21,000	$9.46	25d	1	1.46mi
300 Biscayne Boulevard Way Unit 4007W Miami, FL	3.0	3.0	2126	$19,000	$8.94	25d	1	1.46mi
300 Biscayne Boulevard Way Unit 4502E Miami, FL	3.0	3.5	2220	$25,000	$11.26	21d	1	1.46mi
300 Biscayne Boulevard Way #2306 Miami, FL	3.0	3.0	1600	$19,000	$11.88	12d	1	1.46mi

Listing history 38 events

1. 2026-06-18
   days on market $700,000 Active 133 DOM
2. 2026-06-17
   days on market $700,000 Active 132 DOM
3. 2026-06-16
   days on market $700,000 Active 131 DOM
4. 2026-06-15
   days on market $700,000 Active 130 DOM
5. 2026-06-13
   statusdays on market $700,000 Active 128 DOM
6. 2026-06-09
   days on market $700,000 Active Under Contract 124 DOM
7. 2026-06-08
   days on market $700,000 Active Under Contract 123 DOM
8. 2026-06-07
   days on market $700,000 Active Under Contract 122 DOM
9. 2026-06-04
   days on market $700,000 Active Under Contract 119 DOM
10. 2026-06-03
    days on market $700,000 Active Under Contract 118 DOM
11. 2026-06-02
    days on market $700,000 Active Under Contract 117 DOM
12. 2026-06-01
    days on market $700,000 Active Under Contract 116 DOM
13. 2026-05-31
    days on market $700,000 Active Under Contract 115 DOM
14. 2026-05-22
    historical Active Under Contract
15. 2026-02-03
    listed $700,000 Active
16. 2025-12-31
    historical
17. 2025-11-28
    price $700,000
18. 2025-11-28
    status Active
19. 2025-10-24
    historical Active Under Contract
20. 2025-08-10
    listed $800,000 Active
21. 2017-02-16
    soldstatus $280,000
22. 2017-02-11
    soldstatus $280,000 Sold 177-char remark

    Show marketing remark (177 chars)

    Spanish Style multiplex Building in little Havana. Building is in good shape, I do have the 40 year certification but it needs TOTAL REPAIR inside. GREAT INVESTMENT OPPORTUNITY.

23. 2017-01-20
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Spanish Style multiplex Building in little Havana. Building is in good shape, I do have the 40 year certification but it needs TOTAL REPAIR inside. GREAT INVESTMENT OPPORTUNITY.

24. 2016-12-16
    status Backup Contract 177-char remark

    Show marketing remark (177 chars)

    Spanish Style multiplex Building in little Havana. Building is in good shape, I do have the 40 year certification but it needs TOTAL REPAIR inside. GREAT INVESTMENT OPPORTUNITY.

25. 2016-10-24
    listed $390,000 Active 177-char remark

    Show marketing remark (177 chars)

    Spanish Style multiplex Building in little Havana. Building is in good shape, I do have the 40 year certification but it needs TOTAL REPAIR inside. GREAT INVESTMENT OPPORTUNITY.

26. 2016-10-14
    historical
27. 2016-07-19
    price $373,000
28. 2016-07-19
    status Active
29. 2016-07-01
    status Pending
30. 2016-02-27
    historical
31. 2016-02-15
    listed $350,000 Active
32. 2013-05-09
    soldstatus $230,000
33. 2013-05-09
    soldstatus $275,000
34. 1999-09-08
    soldstatus $120,000
35. 1997-12-18
    soldstatus $100,000
36. 1984-12-01
    soldstatus $60,000
37. 1982-10-01
    soldstatus $50,000
38. 1982-03-01
    soldstatus $40,000

ⓘ 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: $7,961 · $663/mo
• Projected year-2 tax: $7,961 · $663/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 · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥103°F today · 32 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: $211,668
• − Mortgage interest: −$39,211
• − Property taxes: −$7,961
• − Insurance: −$8,618
• − Repairs & maintenance: −$16,933
• − Management: −$16,933
• − Depreciation: −$20,364
• Taxable income: $101,647
• Est. tax owed @ 24.0%: −$24,395
• After-tax cash flow: $82,192/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+1650.0% since first listed

25 events — show timeline

• 2026-05-22 Contingent — MARMLS
• 2026-02-03 Listed $700,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-11-28 Price Changed $700,000 MARMLS
• 2025-11-28 Relisted — MARMLS
• 2025-10-24 Contingent — MARMLS
• 2025-08-10 Listed $800,000 MARMLS
• 2017-02-16 Sold (Public Records) $280,000 Public Records
• 2017-02-11 Sold (MLS) $280,000 MARMLS
• 2017-01-20 Pending — MARMLS
• 2016-12-16 Pending — MARMLS
• 2016-10-24 Listed $390,000 MARMLS
• 2016-10-14 Listing Removed — MARMLS
• 2016-07-19 Price Changed $373,000 MARMLS
• 2016-07-19 Relisted — MARMLS
• 2016-07-01 Pending — MARMLS
• 2016-02-27 Listing Removed — MARMLS
• 2016-02-15 Listed $350,000 MARMLS
• 2013-05-09 Sold (Public Records) $275,000 Public Records
• 2013-05-09 Sold (Public Records) $230,000 Public Records
• 1999-09-08 Sold (Public Records) $120,000 Public Records
• 1997-12-18 Sold (Public Records) $100,000 Public Records
• 1984-12-01 Sold (Public Records) $60,000 Public Records
• 1982-10-01 Sold (Public Records) $50,000 Public Records
• 1982-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $7,961 · +11.0% YoY. Source: county tax records.