9011 NE 4th Ave Rd #9011 · El Portal, FL 33138

$375,000

3 bd · 2.5 ba · 952 sqft · SingleFamily · 22 Days on market

Built 1974 Good condition

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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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious, fully updated 3-bedroom, 2.5-bath + Den villa in Miami Shores delivers the perfect balance of style and location. As per owner, property is 1,550 sqft LA. Thoughtfully renovated with modern finishes throughout, the home offers generous living spaces designed for both comfort and functionality. The layout flows seamlessly, with bright, open interiors and well-proportioned bedrooms that provide a sense of privacy and ease. The kitchen and living areas are tailored for everyday living while still feeling elevated and refined. Ideally positioned just moments from Biscayne Boulevard, you’re minutes from top dining, shopping, and entertainment, with the beach just a short dri

Key facts

• Fully updated
• Short drive to beach
• 2 parking spots

Tags

• FULLY UPDATED
• RENOVATED WITH MODERN FINISHES
• GENEROUS LIVING SPACES
• BRIGHT OPEN INTERIORS
• KITCHEN AND LIVING AREAS
• SHORT DRIVE TO BEACH

Property features AI

Finance

• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fees; Association covers amenities, common areas, insurance, structure maintenance, sewer and water; Association amenities include clubhouse and pool

Exterior

• Parking: Two or more parking spaces
• Home design: Two-story property; Resale construction; Attached property; Entry on level 1
• Construction: Block construction
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $368k (1.8% below list).
• Recommended offer: $368k (1.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 87/100 on livability (#10 in FL, #306 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools 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; 368 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,682/mo this rent would consume 59% of the median local household income ($75k/yr) (locally 2049% 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 $11k 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 22 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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.

Recommended offer $368,200 (1.8% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $936,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 NE 98th St	0.59mi	3/2.0	1,062 (+12%)	4mo	$1,045,000	$984	48

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-50,140
• Equity at exit: $55,914

10-year hold

• IRR: -9.7%
• Equity multiple: 0.48×
• Total profit: $-54,896
• Equity at exit: $32,423

Cash invested: $105,000 (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 33138

• Rents YoY: 0.3%
• Active inventory: 368
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,682 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $317

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 86%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $375,000 Active 22 DOM
2. 2026-06-17
   days on market $375,000 Active 21 DOM
3. 2026-06-16
   days on market $375,000 Active 20 DOM
4. 2026-06-15
   days on market $375,000 Active 19 DOM
5. 2026-06-13
   days on market $375,000 Active 17 DOM
6. 2026-06-09
   days on market $375,000 Active 13 DOM
7. 2026-06-08
   days on market $375,000 Active 12 DOM
8. 2026-06-07
   days on market $375,000 Active 11 DOM
9. 2026-06-04
   days on market $375,000 Active 8 DOM
10. 2026-06-03
    days on market $375,000 Active 7 DOM
11. 2026-06-02
    days on market $375,000 Active 6 DOM
12. 2026-06-01
    days on market $375,000 Active 5 DOM
13. 2026-05-31
    days on market $375,000 Active 4 DOM
14. 2026-05-27
    listed $375,000 Active
15. 2026-03-18
    historical $2,700
16. 2025-08-05
    listed $2,700
17. 2025-06-20
    historical $2,995
18. 2025-06-18
    listed $2,995
19. 2025-06-15
    historical $2,995
20. 2025-06-14
    listed $2,995
21. 2025-05-23
    historical
22. 2025-02-14
    listed $335,000
23. 2024-03-16
    historical $3,300
24. 2024-02-10
    listed $3,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,184
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$10,909
• Taxable loss: −$2,300
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $4,359/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This fully updated 3-bedroom villa in Miami Shores is in good condition with modern finishes and a good location. A fresh coat of paint and some landscaping improvements would further enhance its appeal.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — El Portal

• Score: 87/100
• State rank: #10
• US rank: #306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Portal, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% Other Indo-European 4%

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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+11263.6% since first listed

11 events — show timeline

• 2026-05-27 Listed $375,000 MARMLS
• 2026-03-18 Rental Removed $2,700 REDFIN
• 2025-08-05 Listed for Rent $2,700 REDFIN
• 2025-06-20 Rental Removed $2,995 RENTALBEAST
• 2025-06-18 Listed for Rent $2,995 RENTALBEAST
• 2025-06-15 Rental Removed $2,995 RENTEC
• 2025-06-14 Listed for Rent $2,995 RENTEC
• 2025-05-23 Listing Removed — Beaches MLS
• 2025-02-14 Listed $335,000 Beaches MLS
• 2024-03-16 Rental Removed $3,300 RENTALBEAST
• 2024-02-10 Listed for Rent $3,300 RENTALBEAST