832 E 20th St · Hialeah, FL 33013

$469,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 45 Days on market

Built 1946 6,900 sqft lot Est $592k · 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity to own an income producing property near the Hialeah Race track. Main is a 4 bedroom 2 bath that has been converted into two, 2 bedroom/1 bath plus an additional unattached studio, allowing for multiple sources of income. Property sits in a spacious lot with fruit trees with room to enhance value. Property requires renovations, perfect for investors or buyers looking to customize and maximize returns.

Key facts

• Unattached studio
• Spacious lot
• Fruit trees

Tags

• INCOME PRODUCING PROPERTY
• SPACIOUS LOT
• FRUIT TREES
• UNATTACHED STUDIO

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces north; Effective year built
• Construction: Block construction; Shingle roof
• Exterior features: Fence; Fruit trees; Apartment (other structure)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Includes an attic studio
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Attic; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $469k.

Deal economics

• At list price, monthly cash flow is $32 ($379/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 $379k (19.2% below list).
• Recommended offer: $379k (19.2% 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.
• 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).
• At $3,790/mo this rent would consume 75% of the median local household income ($61k/yr) (locally 1352% 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 $3k of loan paydown is wiped out by about $14k 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 45 days — a 3% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $363k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $379,015 (19.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $592,176
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 E 17th St	0.68mi	3/2.0 (+1)	1,361 (+1%)	22mo	$566,000	$416	40
871 E 14th St	0.37mi	3/2.0 (+1)	1,200 (-11%)	18mo	$525,000	$438	40

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-85,206
• Equity at exit: $69,929

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-114,991
• Equity at exit: $40,551

Cash invested: $131,320 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,790 medium
• Mortgage (P&I): −$2,459
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$195
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $32

Break-even live

Break-even rent $3,750

Max offer price $469,000

Occupancy floor 94%

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-07
   statusdays on market $469,000 Pending 45 DOM
2. 2026-06-04
   days on market $469,000 Active 44 DOM
3. 2026-06-03
   days on market $469,000 Active 43 DOM
4. 2026-06-02
   days on market $469,000 Active 42 DOM
5. 2026-06-01
   days on market $469,000 Active 41 DOM
6. 2026-05-31
   days on market $469,000 Active 40 DOM
7. 2026-05-25
   status Active
8. 2026-05-05
   status Active
9. 2026-04-07
   status Active
10. 2026-02-02
    status Pending
11. 2026-01-17
    price $469,000
12. 2026-01-10
    price $479,800
13. 2026-01-02
    listed $495,000 Active
14. 2025-12-30
    historical
15. 2025-12-12
    status Active
16. 2025-11-28
    price $499,000
17. 2025-11-28
    status Active
18. 2025-10-30
    status Active
19. 2025-09-16
    listed $350,000 Active
20. 2025-09-03
    price $420,000
21. 2025-08-05
    price $550,000
22. 2025-07-30
    price $520,000
23. 2025-07-24
    price $480,000
24. 2025-07-23
    listed $380,000 Active
25. 2006-11-18
    soldstatus $363,000
26. 1997-11-03
    soldstatus $110,000
27. 1979-07-01
    soldstatus $34,000
28. 1977-01-01
    soldstatus $26,000

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $3,893 · $324/mo
• Expected delta: +$2,025/yr (+$169/mo · 108.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $45,482
• − Mortgage interest: −$26,271
• − Property taxes: −$1,868
• − Insurance: −$4,170
• − Repairs & maintenance: −$3,639
• − Management: −$3,639
• − Depreciation: −$13,644
• Taxable loss: −$7,748
• Est. tax savings @ 24.0%: +$1,859
• After-tax cash flow: $2,239/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

+1703.8% since first listed

22 events — show timeline

• 2026-05-25 Relisted — MARMLS
• 2026-05-05 Relisted — MARMLS
• 2026-04-07 Relisted — MARMLS
• 2026-02-02 Pending — MARMLS
• 2026-01-17 Price Changed $469,000 MARMLS
• 2026-01-10 Price Changed $479,800 MARMLS
• 2026-01-02 Listed $495,000 MARMLS
• 2025-12-30 Listing Removed — MARMLS
• 2025-12-12 Relisted — MARMLS
• 2025-11-28 Price Changed $499,000 MARMLS
• 2025-11-28 Relisted — MARMLS
• 2025-10-30 Relisted — MARMLS
• 2025-09-16 Listed $350,000 MARMLS
• 2025-09-03 Price Changed $420,000 MARMLS
• 2025-08-05 Price Changed $550,000 MARMLS
• 2025-07-30 Price Changed $520,000 MARMLS
• 2025-07-24 Price Changed $480,000 MARMLS
• 2025-07-23 Listed $380,000 MARMLS
• 2006-11-18 Sold (Public Records) $363,000 Public Records
• 1997-11-03 Sold (Public Records) $110,000 Public Records
• 1979-07-01 Sold (Public Records) $34,000 Public Records
• 1977-01-01 Sold (Public Records) $26,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,868 · +3.6% YoY. Source: county tax records.