41 NW 33rd Ave · Miami, FL 33125

$775,000

3 bd · 2.0 ba · 1,496 sqft · MultiFamily public records · 34 Days on market

Built 1953 7,100 sqft lot

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Exceptional investment opportunity in the heart of Miami. This spacious duplex features two well-designed units, one offering 3 bedrooms and 2 bathrooms, and the second offering 2 bedrooms and 1 bathroom. The property has been upgraded with new hurricane-impact windows, enhancing durability, safety, and insurance benefits. Residents also enjoy 5 private fenced parking spaces, providing added convenience and security. Centrally located with convenient access to major highways, shopping, dining, and employment centers, the property offers strong tenant appeal in the highly desirable 33125 zip code. A solid income-producing asset with excellent potential for investors or owner-occupants in a p

Key facts

• Prime miami location
• Strong tenant appeal
• 7,100 sq ft lot

Tags

• HURRICANE-IMPACT WINDOWS
• PRIVATE FENCED PARKING SPACES
• STRONG TENANT APPEAL
• PRIME MIAMI LOCATION

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay cable; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Duplex; One story; Resale property
• Construction: CBS construction; Tile roof; 1,800 total building area (appraiser source)
• Exterior features: Covered, open and screened patios; Fenced front and back yard; Above-ground private pool; City street frontage; No waterfront

Interior

• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Tile flooring; Storm windows; Laundry closet

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 1×2bd/1ba units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $679/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $775k).
• Recommended offer: $752k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Kensington Park Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 922 students, 66% FRL); Citrus Grove Middle School (math 19% / reading 21%, grade F, #558 of 571 statewide, top 98%, 781 students, 66% FRL); Miami Arts Charter (math 46% / reading 59%, grade C-, #154 of 667 statewide, top 24%, 1,097 students, 2% FRL, charter) — zoned schools average 44% FRL vs 64% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-12 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 (-1.4%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,841/mo this rent would consume 209% of the median local household income ($45k/yr) (locally 5223% 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 $5k of loan paydown is wiped out by about $23k 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 34 days — a 3% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $775k implies a 2114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $751,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1953 — 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 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?
7. 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?
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: 1.01% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.2

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-62,285
• Equity at exit: $115,555

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-32,502
• Equity at exit: $67,008

Cash invested: $217,000 (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 33125

• Rents YoY: -1.4%
• Active inventory: 241
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $7,841 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$449 /mo · $5,394/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,647
• Net cashflow: $1,358

Break-even live

Break-even rent $6,122

Max offer price $775,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,796	-5% $1,577	+0% $1,358	+5% $1,138	+10% $919
Rent	-10% $738	-5% $1,048	+0% $1,358	+5% $1,668	+10% $1,977
Rate	-1.0pp $1,748	-0.5pp $1,555	base $1,358	+0.5pp $1,157	+1.0pp $953

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$3,856
1× unit	2	1	$3,985
Total (2 units)			$7,841

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$11,847	$6.90	8d	3	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $775,000 Active 34 DOM
2. 2026-06-18
   days on market $775,000 Active 31 DOM
3. 2026-06-17
   days on market $775,000 Active 30 DOM
4. 2026-06-16
   days on market $775,000 Active 29 DOM
5. 2026-06-15
   days on market $775,000 Active 28 DOM
6. 2026-06-13
   days on market $775,000 Active 26 DOM
7. 2026-06-09
   days on market $775,000 Active 22 DOM
8. 2026-06-08
   days on market $775,000 Active 21 DOM
9. 2026-06-07
   days on market $775,000 Active 20 DOM
10. 2026-06-04
    days on market $775,000 Active 17 DOM
11. 2026-06-03
    days on market $775,000 Active 16 DOM
12. 2026-06-02
    days on market $775,000 Active 15 DOM
13. 2026-06-01
    days on market $775,000 Active 14 DOM
14. 2026-05-31
    days on market $775,000 Active 13 DOM
15. 2026-05-15
    listed $775,000 Active
16. 1972-04-01
    soldstatus $35,000

ⓘ 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: $5,394 · $449/mo
• Projected year-2 tax: $6,432 · $536/mo
• Expected delta: +$1,039/yr (+$87/mo · 19.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,092
• − Mortgage interest: −$43,412
• − Property taxes: −$5,394
• − Insurance: −$3,875
• − Repairs & maintenance: −$7,527
• − Management: −$7,527
• − Depreciation: −$22,545
• Taxable income: $3,811
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $15,379/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• 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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+2114.3% since first listed

2 events — show timeline

• 2026-05-15 Listed $775,000 Beaches MLS
• 1972-04-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,394 · +8.9% YoY. Source: county tax records.