7025 Rue Granville · Miami Beach, FL 33141

$1,765,000

10 bd · 8.0 ba · 4,254 sqft · MultiFamily public records · 147 Days on market

Built 1955

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

WOW!!! THIS IS A DEAL OF A LIFETIME. A 2 STORY FOUR-PLEX IN THE HEART OF MIAMI BEACH FOR AN UNBELIEVABLE PRICE! ALL 4 UNITS ARE 2/2 & ABOUT 885 SQ/FT. BLDG NEEDS TLC & HAS UNBELIEVABLE POTENTIAL FOR A REAL GEM! GREAT OPPORTUNITY FOR A CONDO CONVERSION OR L EAVE AS RENTAL INCOME. THE CITY OF MIAMI BEACH JUST FINISHED PUTTING THE FINAL TOUCHES ON THE BEAUTIFUL COMMUNITY POOL, BASKETBALL COURTS, & CHILDREN'S PLAYGROUND LOCATED DIRECTLY BEHIND THE PROPERTY. THE BEACH IS JUST MINS AWAY. VERY EASY TO SEE!

Key facts

• In-unit laundry
• Private garden space
• Pvc plumbing

Tags

• EXTENSIVELY RENOVATED
• PVC PLUMBING
• CENTRAL AIR CONDITIONING
• IMPACT-RESISTANT WINDOWS
• IN-UNIT LAUNDRY
• PRIVATE GARDEN SPACE

Property features AI

Finance

• Financial info: 4 total units; Tenants pay common area maintenance, electricity, sewer, and water
• HOA & community: No association amenities

Exterior

• Utilities: Public sewer; Sewer available
• Home design: Quadruplex; Resale property
• Construction: CBS construction; Other roof
• Exterior features: Not waterfront; No waterfront features

Interior

• Flooring: Other flooring
• Bathrooms: 8 total bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 10-bed/8.0-bath multifamily listed at $1.76M.

Deal economics

• At list price, monthly cash flow is $-8k ($-91k/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (75.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $540k (69.4% below list).
• Recommended offer: $428k (75.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#108 in FL, #1,672 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: housing C-, amenities D-, 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.
• Market conditions: Rents flat; 644 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,396/mo this rent would consume 94% of the median local household income ($69k/yr) (locally 3521% 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 $12k of loan paydown is wiped out by about $53k 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 147 days — a 12% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $460k; list at $1.76M implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $427,944 (75.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 76% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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?
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: 0.31% ✗
• Cap rate: 1.44%
• Cash-on-cash: -17.34%
• DSCR: 0.23
• GRM: 27.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -55.6%
• Equity multiple: -0.58×
• Total profit: $-781,761
• Equity at exit: $263,167

10-year hold

• IRR: —
• Equity multiple: -1.74×
• Total profit: $-1,354,888
• Equity at exit: $152,605

Cash invested: $494,200 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $5,396 medium
• Mortgage (P&I): −$9,256
• Tax from tax record: −$1,414 /mo · $16,966/yr
• Insurance: −$735
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,133
• Net cashflow: $-7,569

Break-even live

Break-even rent $14,977

Max offer price $427,944

Occupancy floor —

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: $441,250
• Closing costs: $52,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $1,765,000 Active 147 DOM
2. 2026-06-17
   days on market $1,765,000 Active 146 DOM
3. 2026-06-16
   days on market $1,765,000 Active 145 DOM
4. 2026-06-15
   days on market $1,765,000 Active 144 DOM
5. 2026-06-13
   days on market $1,765,000 Active 142 DOM
6. 2026-06-09
   days on market $1,765,000 Active 138 DOM
7. 2026-06-08
   days on market $1,765,000 Active 137 DOM
8. 2026-06-07
   days on market $1,765,000 Active 136 DOM
9. 2026-06-04
   days on market $1,765,000 Active 133 DOM
10. 2026-06-03
    days on market $1,765,000 Active 132 DOM
11. 2026-06-02
    days on market $1,765,000 Active 131 DOM
12. 2026-06-01
    days on market $1,765,000 Active 130 DOM
13. 2026-05-31
    days on market $1,765,000 Active 129 DOM
14. 2026-04-02
    historical
15. 2026-01-22
    listed $1,765,000 Active
16. 2025-08-19
    status Active
17. 2025-04-14
    historical
18. 2025-02-13
    listed $1,765,000 Active
19. 2009-01-23
    soldstatus $460,000
20. 2007-04-12
    soldstatus $450,000 521-char remark

    Show marketing remark (521 chars)

    WOW!!! THIS IS A DEAL OF A LIFETIME. A 2 STORY FOUR-PLEX IN THE HEART OF MIAMI BEACH FOR AN UNBELIEVABLE PRICE! ALL 4 UNITS ARE 2/2 & ABOUT 885 SQ/FT. BLDG NEEDS TLC & HAS UNBELIEVABLE POTENTIAL FOR A REAL GEM! GREAT OPPORTUNITY FOR A CONDO CONVERSION OR L EAVE AS RENTAL INCOME. THE CITY OF MIAMI BEACH JUST FINISHED PUTTING THE FINAL TOUCHES ON THE BEAUTIFUL COMMUNITY POOL, BASKETBALL COURTS, & CHILDREN'S PLAYGROUND LOCATED DIRECTLY BEHIND THE PROPERTY. THE BEACH IS JUST MINS AWAY. VERY EASY TO SEE!

21. 2002-02-15
    soldstatus $315,000
22. 2001-10-16
    soldstatus $240,000
23. 1997-11-20
    soldstatus $240,000
24. 1996-07-19
    soldstatus $180,000
25. 1992-12-16
    soldstatus $115,000
26. 1990-02-27
    soldstatus $137,000

ⓘ 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: $16,966 · $1,414/mo
• Projected year-2 tax: $16,966 · $1,414/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 ≥101°F today · 29 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: $64,752
• − Mortgage interest: −$98,867
• − Property taxes: −$16,966
• − Insurance: −$13,944
• − Repairs & maintenance: −$5,180
• − Management: −$5,180
• − Depreciation: −$51,345
• Taxable loss: −$126,730
• Est. tax savings @ 24.0%: +$30,415
• After-tax cash flow: $-60,410/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 Beach

• Score: 80/100
• State rank: #108
• US rank: #1672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• 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

+1188.3% since first listed

13 events — show timeline

• 2026-04-02 Listing Removed — MARMLS
• 2026-01-22 Listed $1,765,000 Beaches MLS
• 2025-08-19 Relisted — MARMLS
• 2025-04-14 Listing Removed — MARMLS
• 2025-02-13 Listed $1,765,000 MARMLS
• 2009-01-23 Sold (Public Records) $460,000 Public Records
• 2007-04-12 Sold (MLS) $450,000 MARMLS
• 2002-02-15 Sold (Public Records) $315,000 Public Records
• 2001-10-16 Sold (Public Records) $240,000 Public Records
• 1997-11-20 Sold (Public Records) $240,000 Public Records
• 1996-07-19 Sold (Public Records) $180,000 Public Records
• 1992-12-16 Sold (Public Records) $115,000 Public Records
• 1990-02-27 Sold (Public Records) $137,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $16,966 · +9.4% YoY. Source: county tax records.