569 SW 4th St · Miami, FL 33130

$1,325,000

6 bd · 4.0 ba · 3,238 sqft · MultiFamily public records · 372 Days on market

Built 1987

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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: 4 units. confirmed

Listing remarks MLS

Great Investment Opportunity!! In the very desirable West Brickell Area! Building features 4 units along with its private parking lot.

Key facts

• Roof from 2020
• Private parking
• 6 parking spots

Tags

• PRIVATE PARKING
• ROOF FROM 2020

Property features AI

Finance

• Other: Zoning code: 3900
• Financial info: Rent includes trash collection

Exterior

• Parking: 6 parking spaces
• Utilities: Cable available; Public sewer
• Home design: 2-story property; Concrete roof; Block construction; Effective year built reported
• Construction: Block construction; Concrete roof; 2 stories; Effective year built reported
• Exterior features: Less than quarter-acre lot

Interior

• Flooring: Terrazzo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Terrazzo flooring

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $1.32M.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $724/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.32M).
• Recommended offer: $1.17M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Riverside Elementary School (math 23% / reading 23%, grade F, #2,070 of 2,144 statewide, top 97%, 993 students, 56% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 50% district-wide (-29 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 (-0.5%/yr); 645 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $15,521/mo this rent would consume 305% 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 $9k of loan paydown is wiped out by about $24k 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 372 days — a 12% lower offer ($1.17M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $175k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,166,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.1

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-6,952
• Equity at exit: $270,340

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $118,845
• Equity at exit: $243,554

Cash invested: $371,000 (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: 645
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $15,521 medium
• Mortgage (P&I): −$6,948
• Tax from tax record: −$1,438 /mo · $17,259/yr
• Insurance: −$552
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,259
• Net cashflow: $2,896

Break-even live

Break-even rent $11,855

Max offer price $1,325,000

Occupancy floor 76%

Sensitivity live

Price	-10% $3,646	-5% $3,271	+0% $2,896	+5% $2,521	+10% $2,146
Rent	-10% $1,670	-5% $2,283	+0% $2,896	+5% $3,509	+10% $4,122
Rate	-1.0pp $3,564	-0.5pp $3,233	base $2,896	+0.5pp $2,553	+1.0pp $2,204

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,162
▸ 2× units	1	1	$7,358
Total (4 units)			$15,521

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: $331,250
• Closing costs: $39,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Brickell Plz Miami, FL	3.0–6.0	4.5–5.5	3795	$50,000	$13.17	5d	2	0.81mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$50,000	$14.34	27d	2	0.81mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$50,000	$13.54	13d	2	0.81mi
300 Biscayne Boulevard Way Unit 2601E Miami, FL	5.0	5.5	3663	$45,000	$12.29	27d	1	1.03mi
300 Biscayne Boulevard Way Unit 4201E Miami, FL	5.0	5.5	3575	$39,500	$11.05	27d	1	1.03mi
300 S Biscayne Blvd Apt 3201 Miami, FL	5.0	5.5	3994	$38,000	$9.51	27d	1	1.03mi
1898 S Miami Ave Miami, FL	5.0	5.5	4106	$19,900	$4.85	27d	1	1.03mi
1651 SW 13th Ave Miami, FL	5.0	5.5	4496	$22,500	$5.00	27d	1	1.15mi
851 NE 2nd Ave Miami, FL	5.0	5.0	3312	$27,500	$8.30	27d	1	1.21mi
2760 Brickell Ct Unit 2760 Miami, FL	5.0	5.0	3698	$25,000	$6.76	27d	1	1.40mi

Listing history 27 events

1. 2026-05-19
   status Pending
2. 2026-03-10
   price $1,325,000
3. 2026-02-17
   price $1,425,000
4. 2025-03-03
   listed $1,500,000 Active
5. 2023-09-19
   soldstatus $1,155,000
6. 2023-09-11
   soldstatus $1,155,000 Closed 134-char remark

   Show marketing remark (134 chars)

   Great Investment Opportunity!! In the very desirable West Brickell Area! Building features 4 units along with its private parking lot.

7. 2023-08-12
   status Pending 134-char remark

   Show marketing remark (134 chars)

   Great Investment Opportunity!! In the very desirable West Brickell Area! Building features 4 units along with its private parking lot.

8. 2023-05-11
   listed $1,300,000 Active 134-char remark

   Show marketing remark (134 chars)

   Great Investment Opportunity!! In the very desirable West Brickell Area! Building features 4 units along with its private parking lot.

9. 2021-01-15
   historical
10. 2020-09-04
    price $799,000
11. 2020-03-11
    status Active
12. 2020-02-24
    price $759,000
13. 2020-02-06
    historical Hold
14. 2020-02-05
    listed $739,000 Active
15. 2019-09-16
    historical
16. 2019-09-04
    price $699,000
17. 2019-05-07
    historical
18. 2019-04-30
    listed $739,000 Active
19. 2019-04-30
    listed $739,000
20. 2019-01-24
    soldstatus $600,000
21. 2019-01-08
    soldstatus $600,000 Sold
22. 2018-12-01
    status Active
23. 2018-11-17
    status Pending
24. 2018-10-12
    price $709,000
25. 2018-07-31
    listed $745,000 Active
26. 2000-06-28
    soldstatus $152,000
27. 1996-06-21
    soldstatus $158,900

ⓘ 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: $17,259 · $1,438/mo
• Projected year-2 tax: $17,259 · $1,438/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 31 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: $186,252
• − Mortgage interest: −$74,221
• − Property taxes: −$17,259
• − Insurance: −$11,744
• − Repairs & maintenance: −$14,900
• − Management: −$14,900
• − Depreciation: −$38,545
• Taxable income: $14,684
• Est. tax owed @ 24.0%: −$3,524
• After-tax cash flow: $31,232/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 — 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

+733.9% since first listed

27 events — show timeline

• 2026-05-19 Pending — MARMLS
• 2026-03-10 Price Changed $1,325,000 MARMLS
• 2026-02-17 Price Changed $1,425,000 MARMLS
• 2025-03-03 Listed $1,500,000 MARMLS
• 2023-09-19 Sold (Public Records) $1,155,000 Public Records
• 2023-09-11 Sold (MLS) $1,155,000 MARMLS
• 2023-08-12 Pending — MARMLS
• 2023-05-11 Listed $1,300,000 MARMLS
• 2021-01-15 Listing Removed — MARMLS
• 2020-09-04 Price Changed $799,000 MARMLS
• 2020-03-11 Relisted — MARMLS
• 2020-02-24 Price Changed $759,000 MARMLS
• 2020-02-06 Delisted — MARMLS
• 2020-02-05 Listed $739,000 MARMLS
• 2019-09-16 Listing Removed — MARMLS
• 2019-09-04 Price Changed $699,000 MARMLS
• 2019-05-07 Listing Removed — MARMLS
• 2019-04-30 Listed $739,000 MARMLS
• 2019-04-30 Listed $739,000 MARMLS
• 2019-01-24 Sold (Public Records) $600,000 Public Records
• 2019-01-08 Sold (MLS) $600,000 MARMLS
• 2018-12-01 Relisted — MARMLS
• 2018-11-17 Pending — MARMLS
• 2018-10-12 Price Changed $709,000 MARMLS
• 2018-07-31 Listed $745,000 MARMLS
• 2000-06-28 Sold (Public Records) $152,000 Public Records
• 1996-06-21 Sold (Public Records) $158,900 Public Records

Property tax history

+10.5%/yr

Latest (2025): $17,259 · +11.1% YoY. Source: county tax records.