3674 SW 25th St · Miami, FL 33133

$750,000

2 bd · 2.0 ba · 2,119 sqft · MultiFamily public records · 80 Days on market

Built 1925

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 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

EXCELLENT INCOME PRODUCING PROPERTY. BLOCKS FROM MIRACLE MILE, NEW ROOF, NEW AC, NEW BATHROOMS.

Key facts

• 2 parking spots
• Built 1925
• Listed 79 days

Property features AI

Exterior

• Parking: Two parking spaces; One unit lists parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story building; Block construction; Resale property
• Construction: Block construction
• Exterior features: Less than quarter acre lot; Cable available

Interior

• Kitchen: At least one unit includes a dishwasher
• Bedrooms: Two 2-bedroom units
• Flooring: Ceramic tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Blinds; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $705k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: Rents rising (+2.7%/yr); 452 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,438/mo this rent would consume 98% of the median local household income ($103k/yr) (locally 2105% 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 $22k 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 80 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $300k; list at $750k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $705,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-56,650
• Equity at exit: $111,827

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $28,687
• Equity at exit: $64,846

Cash invested: $210,000 (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 33133

• Rents YoY: 2.7%
• Active inventory: 452
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $8,438 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$1,371 /mo · $16,448/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,772
• Net cashflow: $1,050

Break-even live

Break-even rent $7,109

Max offer price $750,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,474	-5% $1,262	+0% $1,050	+5% $837	+10% $625
Rent	-10% $383	-5% $716	+0% $1,050	+5% $1,383	+10% $1,716
Rate	-1.0pp $1,427	-0.5pp $1,241	base $1,050	+0.5pp $855	+1.0pp $658

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,438
Total (2 units)			$8,438

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Salzedo St Coral Gables, FL	2.0–3.0	2.5–4.5	2236	$8,200	$3.67	0d	77	0.45mi
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$7,851	$4.57	9d	3	1.25mi
3350 SW 27th Ave #2002 Miami, FL	3.0	3.5	2607	$20,000	$7.67	23d	1	1.38mi
2669 S Bayshore Dr Unit 702N Miami, FL	3.0	3.5	1845	$23,500	$12.74	25d	1	1.40mi
2645 S Bayshore Dr #1403 Miami, FL	3.0	3.5	2240	$21,000	$9.38	25d	1	1.41mi
2678 Tigertail Ave #301 Miami, FL	3.0	3.5	1711	$20,500	$11.98	25d	1	1.44mi
2627 S Bayshore Dr Miami, FL	3.0–5.0	3.5–5.5	3333	$25,000	$7.50	25d	2	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $750,000 Active 80 DOM
2. 2026-06-18
   days on market $750,000 Active 77 DOM
3. 2026-06-17
   days on market $750,000 Active 76 DOM
4. 2026-06-16
   days on market $750,000 Active 75 DOM
5. 2026-06-15
   days on market $750,000 Active 74 DOM
6. 2026-06-13
   days on market $750,000 Active 72 DOM
7. 2026-06-09
   days on market $750,000 Active 68 DOM
8. 2026-06-08
   days on market $750,000 Active 67 DOM
9. 2026-06-07
   days on market $750,000 Active 66 DOM
10. 2026-06-04
    days on market $750,000 Active 63 DOM
11. 2026-06-03
    days on market $750,000 Active 62 DOM
12. 2026-06-02
    days on market $750,000 Active 61 DOM
13. 2026-06-01
    days on market $750,000 Active 60 DOM
14. 2026-05-31
    days on market $750,000 Active 59 DOM
15. 2026-04-02
    listed $750,000 Active
16. 2014-10-31
    soldstatus $300,000 Sold 95-char remark

    Show marketing remark (95 chars)

    EXCELLENT INCOME PRODUCING PROPERTY. BLOCKS FROM MIRACLE MILE, NEW ROOF, NEW AC, NEW BATHROOMS.

17. 2014-10-17
    soldstatus $300,000
18. 2014-09-16
    status Pending 95-char remark

    Show marketing remark (95 chars)

    EXCELLENT INCOME PRODUCING PROPERTY. BLOCKS FROM MIRACLE MILE, NEW ROOF, NEW AC, NEW BATHROOMS.

19. 2014-09-16
    listed $300,000 Active 95-char remark

    Show marketing remark (95 chars)

    EXCELLENT INCOME PRODUCING PROPERTY. BLOCKS FROM MIRACLE MILE, NEW ROOF, NEW AC, NEW BATHROOMS.

20. 2012-06-19
    soldstatus $160,000 54-char remark

    Show marketing remark (54 chars)

    PLEASE REFER TO THE ATTACHMENTS FOR SUBMITTING OFFERS.

21. 2005-09-15
    soldstatus $399,000
22. 1973-05-01
    soldstatus $33,000

ⓘ 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: $16,448 · $1,371/mo
• Projected year-2 tax: $16,448 · $1,371/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 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: $101,256
• − Mortgage interest: −$42,012
• − Property taxes: −$16,448
• − Insurance: −$3,750
• − Repairs & maintenance: −$8,100
• − Management: −$8,100
• − Depreciation: −$21,818
• Taxable income: $1,027
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $12,351/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): 36,789
• Household income: $103,420
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 2105.0

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: Hispanic / Latino 57% Two or more races 38% White 28% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 22% Salvadoran 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 42% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 53% 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: ▼ -997.74%
• Current HPI: 460.9475
• Rent YoY: ▲ 2.72%
• 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

+2172.7% since first listed

8 events — show timeline

• 2026-04-02 Listed $750,000 MARMLS
• 2014-10-31 Sold (MLS) $300,000 MARMLS
• 2014-10-17 Sold (Public Records) $300,000 Public Records
• 2014-09-16 Pending — MARMLS
• 2014-09-16 Listed $300,000 MARMLS
• 2012-06-19 Sold (MLS) $160,000 MARMLS
• 2005-09-15 Sold (Public Records) $399,000 Public Records
• 1973-05-01 Sold (Public Records) $33,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $16,448 · +113.5% YoY. Source: county tax records.