311 SW 10th Ave · Miami, FL 33130

$1,260,000

3 bd · 1.0 ba · 1,165 sqft · MultiFamily public records · 60 Days on market

Built 1935

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Opportunity in the Heart of Miami to acquire two adjoining multi-family properties 311 & 315 SW 10 Avenue each lot is 5,000 sq ft, combined 10,000 sq ft 100 X 100. Property consists of 2 folios 01-4102-002-0500 and 01-4102-002-0510 Property Zoned T-4. Rebuild in one of Miami's rapidly transforming neighborhoods! Located just minutes from Marlins Stadium and vibrant Little Havana, this property sits within an Opportunity Zone, making it especially attractive for savvy investors looking to capitalize on tax advantages and long-term growth. The surrounding area is experiencing significant revitalization, with new construction and renovations happening throughout—positioning this pr

Key facts

• Opportunity zone
• Duplex opportunity
• Detached unit

Tags

• DUPLEX OPPORTUNITY
• DETACHED UNIT
• OPPORTUNITY ZONE

Property features AI

Finance

• Other: Property contains two units (one 780 sf, one 1,165 sf)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story building; Shingle roof; Resale property
• Construction: Shingle roof
• Exterior features: Less than quarter acre lot; On-street parking available

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: Unfurnished units; Has cooling with wall/window units
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $1.26M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $451/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.22M (3.5% below list).
• Recommended offer: $1.22M (3.5% below list) — sets the bar for 1% rule.
• 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 soft (-0.5%/yr); 639 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $12,160/mo this rent would consume 239% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $9k 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 60 days — a 3% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $1.26M implies a 1226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1935 — 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,216,000 (3.5% below list)

Questions for the listing agent

1. It's been on market 60 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.97% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.75×
• Total profit: $-88,751
• Equity at exit: $257,078

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-45,867
• Equity at exit: $231,606

Cash invested: $352,800 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $12,160 medium
• Mortgage (P&I): −$6,608
• Tax from tax record: −$695 /mo · $8,345/yr
• Insurance: −$525
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,554
• Net cashflow: $1,352

Break-even live

Break-even rent $10,449

Max offer price $1,260,000

Occupancy floor 84%

Sensitivity live

Price	-10% $2,065	-5% $1,708	+0% $1,352	+5% $995	+10% $639
Rent	-10% $391	-5% $872	+0% $1,352	+5% $1,832	+10% $2,312
Rate	-1.0pp $1,986	-0.5pp $1,672	base $1,352	+0.5pp $1,025	+1.0pp $693

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$12,159
Total (3 units)			$12,160

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: $315,000
• Closing costs: $37,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $1,260,000 Active 60 DOM
2. 2026-06-17
   days on market $1,260,000 Active 59 DOM
3. 2026-06-16
   days on market $1,260,000 Active 58 DOM
4. 2026-06-15
   remarks 689-char remark
5. 2026-06-15
   pricedays on market $1,260,000 Active 57 DOM
6. 2026-06-13
   days on market $630,000 Active 55 DOM
7. 2026-06-10
   remarks 687-char remark
8. 2026-06-09
   days on market $630,000 Active 51 DOM
9. 2026-06-08
   days on market $630,000 Active 50 DOM
10. 2026-06-07
    days on market $630,000 Active 49 DOM
11. 2026-06-04
    days on market $630,000 Active 46 DOM
12. 2026-06-03
    days on market $630,000 Active 45 DOM
13. 2026-06-02
    days on market $630,000 Active 44 DOM
14. 2026-06-01
    days on market $630,000 Active 43 DOM
15. 2026-05-31
    days on market $630,000 Active 42 DOM
16. 2026-05-04
    status Active
17. 2026-04-28
    historical Active Under Contract
18. 2026-04-17
    listed $630,000 Active
19. 1990-02-09
    soldstatus $95,000
20. 1988-03-01
    soldstatus $95,000

ⓘ 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: $8,345 · $695/mo
• Projected year-2 tax: $10,458 · $872/mo
• Expected delta: +$2,113/yr (+$176/mo · 25.3%)

ⓘ 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 · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 31 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: $145,920
• − Mortgage interest: −$70,580
• − Property taxes: −$8,345
• − Insurance: −$11,418
• − Repairs & maintenance: −$11,674
• − Management: −$11,674
• − Depreciation: −$36,655
• Taxable loss: −$4,425
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $17,284/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+563.2% since first listed

5 events — show timeline

• 2026-05-04 Relisted — MARMLS
• 2026-04-28 Contingent — MARMLS
• 2026-04-17 Listed $630,000 MARMLS
• 1990-02-09 Sold (Public Records) $95,000 Public Records
• 1988-03-01 Sold (Public Records) $95,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $8,345 · +10.1% YoY. Source: county tax records.