445 E 43rd St · Hialeah, FL 33013

$419,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 36 Days on market

Built 1949 6,900 sqft lot Est $400k · 5% over

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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 +16.5/30.0
• ARV discount +5.2/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an incredible opportunity to own a truly unique property in one of Hialeah’s most coveted neighborhoods. Situated on a quiet residential street behind a fully fenced lot, this property features an expansive front driveway with ample parking for multiple vehicles, work trucks, boats, RVs, or recreational toys. Surrounded by schools, parks, shopping, and major highways, this home sits in a high-demand location with strong rental and resale potential. Whether you’re an investor searching for your next value-add opportunity or an owner-occupant looking for flexibility and upside, this property delivers tremendous potential with just a little TLC and finishing touches. Inside

Key facts

• Ample cabinetry
• Private room
• Spacious living area

Tags

• FULLY FENCED LOT
• EXPANSIVE FRONT DRIVEWAY
• HIGH-DEMAND LOCATION
• SPACIOUS LIVING AREA
• AMPLE CABINETRY
• PRIVATE ROOM

Property features AI

Finance

• Other: Lot about 0.16 acre (approx. 50 x 138); Road surfaces: Asphalt and concrete; Homestead exempt; Universal Property ID available
• Financial info: No lease restrictions; Owner-claimed living area and building area
• HOA & community: No association indicated

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Residential property; One story; Faces south; Entry level: One
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with a total living area reported as 720 (owner)
• Exterior features: Other exterior features

Interior

• Bedrooms: 4 bedrooms
• Flooring: Concrete flooring; Tile flooring; Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Ductless heating; Central air conditioning; Mini-split units
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $356k (15.2% below list).
• Recommended offer: $356k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 $3,560/mo this rent would consume 70% 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 $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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $420k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1949 — 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,044 (15.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $399,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
690 E 46th St	0.34mi	2/1.0	720 (0%)	17mo	$399,900	$555	70
50 E 46th St	0.53mi	2/1.0	800 (+11%)	22mo	$389,000	$486	39

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-72,526
• Equity at exit: $62,608

10-year hold

• IRR: -16.9%
• Equity multiple: 0.18×
• Total profit: $-95,981
• Equity at exit: $36,305

Cash invested: $117,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,560 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$175
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $94

Break-even live

Break-even rent $3,441

Max offer price $419,900

Occupancy floor 92%

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $419,900 Active 36 DOM
2. 2026-06-17
   days on market $419,900 Active 35 DOM
3. 2026-06-16
   days on market $419,900 Active 34 DOM
4. 2026-06-15
   days on market $419,900 Active 33 DOM
5. 2026-06-13
   pricedays on market $419,900 Active 31 DOM
6. 2026-06-09
   days on market $421,999 Active 27 DOM
7. 2026-06-08
   days on market $421,999 Active 26 DOM
8. 2026-06-07
   days on market $421,999 Active 25 DOM
9. 2026-06-04
   days on market $421,999 Active 22 DOM
10. 2026-06-03
    days on market $421,999 Active 21 DOM
11. 2026-06-02
    pricedays on market $421,999 Active 20 DOM
12. 2026-06-01
    days on market $441,000 Active 19 DOM
13. 2026-05-31
    days on market $441,000 Active 18 DOM
14. 2026-05-22
    historical
15. 2026-05-18
    price $441,000
16. 2026-05-13
    listed $444,999 Active
17. 2026-05-09
    status Active
18. 2026-03-31
    price $450,000
19. 2026-03-03
    price $475,000
20. 2026-02-27
    price $495,000
21. 2026-02-25
    listed $475,000 Active
22. 2024-05-06
    historical
23. 2023-11-01
    listed $520,000 Active
24. 1995-09-05
    soldstatus $81,500

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $3,485 · $290/mo
• Expected delta: +$1,212/yr (+$101/mo · 53.3%)

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°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: $42,725
• − Mortgage interest: −$23,521
• − Property taxes: −$2,273
• − Insurance: −$3,924
• − Repairs & maintenance: −$3,418
• − Management: −$3,418
• − Depreciation: −$12,215
• Taxable loss: −$6,044
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $2,583/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

+441.1% since first listed

11 events — show timeline

• 2026-05-22 Listing Removed — MARMLS
• 2026-05-18 Price Changed $441,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listed $444,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Relisted — MARMLS
• 2026-03-31 Price Changed $450,000 MARMLS
• 2026-03-03 Price Changed $475,000 MARMLS
• 2026-02-27 Price Changed $495,000 MARMLS
• 2026-02-25 Listed $475,000 MARMLS
• 2024-05-06 Listing Removed — MARMLS
• 2023-11-01 Listed $520,000 MARMLS
• 1995-09-05 Sold (Public Records) $81,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,273 · +2.0% YoY. Source: county tax records.