1386 NE 110th Ter · Miami Shores, FL 33161

$1,299,000

3 bd · 2.0 ba · 1,844 sqft · Land · 235 Days on market

Built 1995 6,851 sqft lot

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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
• Cash flow +3.4/30.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Stunning CUSTOM-BUILT West Miami residence on a rare 6,851 SF CORNER LOT! Built in 1995 and surrounded by charming 1940s homes, this unique property offers modern construction, soaring VAULTED CEILINGS, OPEN-CONCEPT design with NO hallways, and exceptional natural light throughout. Spacious kitchen and dining area ideal for entertaining, oversized MASTER SUITE with 3 closets including TWO WALK-IN CLOSETS, plus PRIVATE IN-LAW SUITE with separate entrance—perfect for guests, extended family, home office or income potential. Enjoy a HUGE 39’ COVERED TERRACE and expansive 40’ SIDE PARKING for BOAT, RV, PICKUP TRUCK or multiple vehicles. Features include CITY WATER & SEWE

Key facts

• Master suite
• Custom-built
• Vaulted ceilings

Tags

• CUSTOM-BUILT
• CORNER LOT
• CIRCULAR DRIVEWAY
• VAULTED CEILINGS
• OPEN-CONCEPT LAYOUT
• MASTER SUITE

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Circular driveway; Driveway
• Security: Storm/Security shutters
• Utilities: Underground utilities; Electric with fuses; Public sewer; Public water
• Home design: Single-story home; Faces south; Barrel roof; Block construction
• Construction: Block construction; Barrel roof; Resale property
• Exterior features: Balcony; Open porch; Porch; Fence; Outdoor lighting; Awning(s); Storm/Security shutters; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Refrigerator; Garbage disposal; Trash compactor
• Bedrooms: Bedroom 2 (14' x 10'8"); Bedroom 3 (13'5" x 10'); Primary bedroom / Big mass (15'8" x 13'); Guest quarters / In-law suite included
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; Bidet and separate shower noted
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Arched windows with blinds; Furnishing negotiable; Breakfast bar; Bidet; Bedroom on main level; Family/Dining room; First-floor entry; High ceilings; Living/Dining room; Main level primary bedroom; Split bedrooms; Separate shower; Vaulted ceilings; Walk-in closets; Central vacuum
• Laundry & utility: Washer hookup; Dryer hookup; Utility room (7' x 5')

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-4k ($-53k/yr) — negative.
• To cash-flow at today's rent, offer at most $519k (60.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $464k (64.3% below list).
• Recommended offer: $464k (64.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#130 in FL, #1,936 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: crime D, amenities 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.
• Market conditions: Rents soft (-0.7%/yr); 338 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,641/mo this rent would consume 95% 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 $9k of loan paydown is wiped out by about $39k 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 235 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 158% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $1.30M implies a 2262% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $464,051 (64.3% 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 235 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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. 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 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: 0.36% ✗
• Cap rate: 2.61%
• Cash-on-cash: -13.16%
• DSCR: 0.41
• GRM: 23.3

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: -46.7%
• Equity multiple: -0.39×
• Total profit: $-505,811
• Equity at exit: $193,685

10-year hold

• IRR: —
• Equity multiple: -1.36×
• Total profit: $-857,098
• Equity at exit: $112,314

Cash invested: $363,720 (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: 23.3×

Monthly cashflow live

• Estimated rent: $4,641 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$302 /mo · $3,622/yr
• Insurance: −$541
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $-4,416

Break-even live

Break-even rent $10,230

Max offer price $518,949

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11445 N Bayshore Dr North Miami, FL	3.0	3.0	2388	$19,900	$8.33	17d	1	0.70mi

Listing history 11 events

1. 2026-06-18
   days on market $1,299,000 Active 235 DOM
2. 2026-06-17
   days on market $1,299,000 Active 234 DOM
3. 2026-06-16
   days on market $1,299,000 Active 233 DOM
4. 2026-06-15
   days on market $1,299,000 Active 232 DOM
5. 2026-06-13
   days on market $1,299,000 Active 230 DOM
6. 2026-06-09
   days on market $1,299,000 Active 226 DOM
7. 2026-06-08
   days on market $1,299,000 Active 225 DOM
8. 2026-06-08
   days on market $1,299,000 Active 224 DOM
9. 2026-06-04
   days on market $1,299,000 Active 221 DOM
10. 2026-06-03
    remarks 677-char remark
11. 2026-06-03
    listed $1,299,000 Active 220 DOM

ⓘ 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: $3,622 · $302/mo
• Projected year-2 tax: $10,782 · $898/mo
• Expected delta: +$7,160/yr (+$597/mo · 197.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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: $55,686
• − Mortgage interest: −$72,764
• − Property taxes: −$3,622
• − Insurance: −$11,614
• − Repairs & maintenance: −$4,455
• − Management: −$4,455
• − Depreciation: −$37,789
• Taxable loss: −$79,012
• Est. tax savings @ 24.0%: +$18,963
• After-tax cash flow: $-34,025/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 Shores

• Score: 80/100
• State rank: #130
• US rank: #1936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• 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

+1523.8% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $1,299,000 MARMLS
• 2026-03-14 Price Changed $769,000 MARMLS
• 2026-03-12 Price Changed $1,500,000 MARMLS
• 2026-03-05 Price Changed $769,000 MARMLS
• 2025-12-05 Price Changed $824,900 MARMLS
• 2025-12-02 Relisted — MARMLS
• 2025-12-02 Price Changed $875,000 MARMLS
• 2025-11-21 Pending — MARMLS
• 2025-11-15 Price Changed $899,500 MARMLS
• 2025-11-15 Relisted — MARMLS
• 2025-11-15 Pending — MARMLS
• 2025-11-15 Price Changed $967,000 MARMLS
• 2025-11-10 Relisted — MARMLS
• 2025-11-06 Price Changed $899,500 MARMLS
• 2025-10-14 Listed $503,500 MARMLS
• 2014-09-07 Listing Removed — MARMLS
• 2014-08-13 Sold (Public Records) $55,000 Public Records
• 2014-03-24 Listed $125,000 MARMLS
• 2000-03-01 Sold (Public Records) $113,000 Public Records
• 1999-12-23 Sold (Public Records) $113,000 Public Records
• 1991-08-09 Sold (Public Records) $95,000 Public Records
• 1987-04-01 Sold (Public Records) $80,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,622 · +4.1% YoY. Source: county tax records.