340 NE 125th St · North Miami, FL 33161

$1,550,000

2 bd · 1.0 ba · 1,785 sqft · MultiFamily public records · 48 Days on market

Built 1927

---

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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

Key facts

• Gas-line kitchen
• Ample parking
• Carport

Tags

• MULTIFAMILY ZONED
• FULLY REMODELED MAIN HOUSE
• IMPACT WINDOWS
• GAS-LINE KITCHEN
• CARPORT
• AMPLE PARKING

Property features AI

Finance

• Financial info: Some units currently leased; Rent examples: units listed with actual rents of $1,400 and $1,300; Rent includes electricity for some units

Exterior

• Parking: Open parking; Carport parking; Total of 10 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Block construction; Resale property; Quarter- to half-acre lot
• Construction: Block construction
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Range; Refrigerator; Dishwasher (in some units); Microwave (in some units); Kitchen area included with units
• Bedrooms: Multiple efficiency units; Four 3-bedroom units (in one unit type group) — units are unfurnished
• Flooring: Tile
• Bathrooms: Several 1-bathroom efficiency units; Four 2-full-bathroom units (in one unit type group)
• Heating & cooling: Central heating; Electric heating; Wall furnace; Electric cooling; Wall/window air conditioning units
• Interior features: Impact glass windows; Tile flooring
• Laundry & utility: Washer and dryer available in some units; Laundry room (in some units)

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive. Per door: $132/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.36M (12.4% below list).
• Recommended offer: $1.36M (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, 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 (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $13,578/mo this rent would consume 279% of the median local household income ($58k/yr) (locally 3226% 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 $11k of loan paydown is wiped out by about $46k 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 48 days — a 3% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $1.00M; list at $1.55M implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,357,800 (12.4% below list)

Questions for the listing agent

1. It's been on market 48 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 0.88% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.5

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-257,452
• Equity at exit: $231,110

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-335,125
• Equity at exit: $134,016

Cash invested: $434,000 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 34.6×

Monthly cashflow live

• Estimated rent: $13,578 medium
• Mortgage (P&I): −$8,128
• Tax from tax record: −$1,425 /mo · $17,095/yr
• Insurance: −$646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,851
• Net cashflow: $528

Break-even live

Break-even rent $12,910

Max offer price $1,550,000

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,468
▸ 2× units	1	1	$6,110
Total (4 units)			$13,578

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $1,550,000 Active 48 DOM
2. 2026-06-17
   days on market $1,550,000 Active 47 DOM
3. 2026-06-16
   days on market $1,550,000 Active 46 DOM
4. 2026-06-15
   days on market $1,550,000 Active 45 DOM
5. 2026-06-13
   days on market $1,550,000 Active 43 DOM
6. 2026-06-09
   days on market $1,550,000 Active 39 DOM
7. 2026-06-08
   days on market $1,550,000 Active 38 DOM
8. 2026-06-07
   days on market $1,550,000 Active 37 DOM
9. 2026-06-04
   days on market $1,550,000 Active 34 DOM
10. 2026-06-03
    days on market $1,550,000 Active 33 DOM
11. 2026-06-02
    days on market $1,550,000 Active 32 DOM
12. 2026-06-01
    days on market $1,550,000 Active 31 DOM
13. 2026-05-31
    days on market $1,550,000 Active 30 DOM
14. 2026-05-01
    listed $1,550,000 Active
15. 2025-02-28
    soldstatus $1,000,000 Closed 810-char remark

    Show marketing remark (810 chars)

    Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

16. 2025-01-29
    historical Active Under Contract 810-char remark

    Show marketing remark (810 chars)

    Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

17. 2025-01-02
    status Active 810-char remark

    Show marketing remark (810 chars)

    Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

18. 2024-12-31
    historical 810-char remark

    Show marketing remark (810 chars)

    Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

19. 2024-09-24
    price $1,075,000 810-char remark

    Show marketing remark (810 chars)

    Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

20. 2024-06-03
    listed $1,175,000 Active 810-char remark

    Show marketing remark (810 chars)

    Price Adjustment- Exceptional Multifamily Property in Promising Redevelopment Area! Welcome to 340 NE 125th St-a multifamily property set amidst the thriving hub of North Miami, FL. This comprehensive property promises you a blend of comfort, style, boasting a cap rate exceeding 5%. Spread over 3,289 sqft, the property includes 2 structures-a charming single-story residence & a sizeable 2-story building comprised of 3 efficiencies. Both structures have new roofs, 2016. The SFH is a serene abode w/ cozy living spaces, lush natural light, central AC, & hardwood flooring that gives it a warm, welcoming vibe. The two-story building consists of 3 large efficiencies, each beautifully remodeled. This property holds significant development potential, making it an excellent investment opportunity.

21. 2022-12-31
    historical
22. 2022-05-11
    price $1,350,000
23. 2022-04-08
    listed $1,500,000 Active

ⓘ 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: $17,095 · $1,425/mo
• Projected year-2 tax: $17,095 · $1,425/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 24 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: $162,936
• − Mortgage interest: −$86,824
• − Property taxes: −$17,095
• − Insurance: −$7,750
• − Repairs & maintenance: −$13,035
• − Management: −$13,035
• − Depreciation: −$45,091
• Taxable loss: −$19,894
• Est. tax savings @ 24.0%: +$4,775
• After-tax cash flow: $11,108/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+3.3% since first listed

10 events — show timeline

• 2026-05-01 Listed $1,550,000 MARMLS
• 2025-02-28 Sold (MLS) $1,000,000 MARMLS
• 2025-01-29 Contingent — MARMLS
• 2025-01-02 Relisted — MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-09-24 Price Changed $1,075,000 MARMLS
• 2024-06-03 Listed $1,175,000 MARMLS
• 2022-12-31 Listing Removed — MARMLS
• 2022-05-11 Price Changed $1,350,000 MARMLS
• 2022-04-08 Listed $1,500,000 MARMLS

Property tax history

+12.9%/yr

Latest (2025): $17,095 · +6.6% YoY. Source: county tax records.