890 E 52nd St · Hialeah, FL 33013

$415,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 54 Days on market

Built 1952 7,006 sqft lot Est $525k · 21% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey property. .. Welcome to this strategically 2 bedrooms, 1 bathroom home in the heart of Hialeah, offering a rare combination of durability, flexibility, and future expansion potential. This property stands out with its reinforced construction features, including a fully fenced perimeter with 5-gauge wire and cement-secured poles (4 ft underground + 6 ft above ground), providing unmatched security and longevity. Hialeah Middle & High School, Public Library, 3 16ft double driveway with ample access with double driveway carport, lots of parking capacity for multiple vehicles, boats, trailers, work equipment, commercial vehicles, close to Gratiny Expressway, Tri-Rail Station, Ameli

Key facts

• Ample access
• 7,006 sq ft lot
• Parking

Tags

• FULLY FENCED PERIMETER
• DOUBLE DRIVEWAY CARPORT
• AMPLE ACCESS
• LOTS OF PARKING CAPACITY
• CLOSE TO GRATINY EXPRESSWAY
• CLOSE TO TRI-RAIL STATION

Property features AI

Finance

• Financial info: Pets allowed (no pet restrictions)

Exterior

• Parking: Driveway; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; North-facing
• Construction: Frame and stucco construction; Shingle roof; Resale property
• Exterior features: Fenced yard; Less than quarter-acre lot

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Hardwood floors; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (20.0% below list).
• Recommended offer: $332k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Hialeah — 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 74/100 on livability (#288 in FL, #4,774 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: amenities F, employment D-.
• 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: Amelia Earhart Elementary School (math 36% / reading 39%, grade F, #1,596 of 2,144 statewide, top 75%, 437 students, 69% FRL); Hialeah Middle School (math 30% / reading 42%, grade F, #410 of 571 statewide, top 72%, 878 students, 68% FRL); Hialeah Senior High School (math 16% / reading 37%, grade F, #489 of 667 statewide, top 74%, 1,732 students, 67% FRL) — zoned schools at 68% FRL track the district average.
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-16 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 (-0.1%/yr); 111 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k 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 54 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $415k implies a 592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $331,980 (20.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $524,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
675 E 52nd St	0.28mi	2/1.0	1,165 (+8%)	14mo	$540,000	$464	62
761 E 48th St	0.28mi	3/2.0 (+1)	1,237 (+14%)	20mo	$601,000	$486	37
6084 E 7th Ave	0.63mi	3/1.0 (+1)	962 (-11%)	24mo	$510,000	$530	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-66,698
• Equity at exit: $61,878

10-year hold

• IRR: -14.0%
• Equity multiple: 0.29×
• Total profit: $-83,003
• Equity at exit: $35,882

Cash invested: $116,200 (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 33013

• Rents YoY: -0.1%
• Active inventory: 111
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,320 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $165

Break-even live

Break-even rent $3,112

Max offer price $415,000

Occupancy floor 90%

Sensitivity live

Price	-10% $399	-5% $282	+0% $165	+5% $47	+10% $-70
Rent	-10% $-98	-5% $33	+0% $165	+5% $296	+10% $427
Rate	-1.0pp $374	-0.5pp $270	base $165	+0.5pp $57	+1.0pp $-52

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $415,000 Active 54 DOM
2. 2026-06-21
   days on market $415,000 Active 53 DOM
3. 2026-06-18
   days on market $415,000 Active 50 DOM
4. 2026-06-17
   days on market $415,000 Active 49 DOM
5. 2026-06-16
   days on market $415,000 Active 48 DOM
6. 2026-06-15
   days on market $415,000 Active 47 DOM
7. 2026-06-13
   pricedays on market $415,000 Active 45 DOM
8. 2026-06-09
   days on market $450,000 Active 41 DOM
9. 2026-06-08
   days on market $450,000 Active 40 DOM
10. 2026-06-07
    days on market $450,000 Active 39 DOM
11. 2026-06-04
    days on market $450,000 Active 36 DOM
12. 2026-06-03
    days on market $450,000 Active 35 DOM
13. 2026-06-02
    days on market $450,000 Active 34 DOM
14. 2026-06-01
    days on market $450,000 Active 33 DOM
15. 2026-05-31
    days on market $450,000 Active 32 DOM
16. 2026-04-29
    listed $450,000 Active
17. 2026-04-17
    status Active
18. 2026-03-19
    status Active
19. 2026-01-31
    status Active
20. 2025-12-31
    status Active
21. 2025-12-02
    status Active
22. 2025-11-15
    status Active
23. 2025-08-08
    price $485,000
24. 2025-06-20
    listed $575,000 Active
25. 1990-08-13
    soldstatus $60,000

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$2,138/yr (+$178/mo · 163.7%)

ⓘ 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 ≥105°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: $39,838
• − Mortgage interest: −$23,246
• − Property taxes: −$1,306
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,187
• − Management: −$3,187
• − Depreciation: −$12,073
• Taxable loss: −$5,237
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $3,232/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 — Hialeah

• Score: 74/100
• State rank: #288
• US rank: #4774

Category grades

Amenities F Commute A+ Cost of living B- Crime C Employment D- Housing B- Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 315,776
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,695
• Household income: $60,658
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1352.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 56% White 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 82%
• Foreign-born: 74% · Canada, Jamaica
• 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: ▼ -664.57%
• Current HPI: 429.3973
• Rent YoY: ▼ -0.13%
• 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

+650.0% since first listed

10 events — show timeline

• 2026-04-29 Listed $450,000 MARMLS
• 2026-04-17 Relisted — MARMLS
• 2026-03-19 Relisted — MARMLS
• 2026-01-31 Relisted — MARMLS
• 2025-12-31 Relisted — MARMLS
• 2025-12-02 Relisted — MARMLS
• 2025-11-15 Relisted — MARMLS
• 2025-08-08 Price Changed $485,000 MARMLS
• 2025-06-20 Listed $575,000 MARMLS
• 1990-08-13 Sold (Public Records) $60,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,306 · +4.0% YoY. Source: county tax records.