4255 SW 5th Ter · Miami, FL 33134

$629,000

2 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 74 Days on market

Built 1947 5,350 sqft lot Est $618k · at est.

---

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).

• Cash flow +8.6/30.0
• ARV discount +6.7/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3/2 home in a desirable neighborhood! This home features a recently remodeled kitchen with modern finishes and an electrical panel for added peace of mind. Relax in the main bathroom complete with a jacuzzi tub. Enjoy a fully fenced yard- perfect for pets, entertaining or added privacy. Conveniently located near major highways, with easy access to the airport, Miami Beach, Downtown Miami, and all the major highways. Move-in ready and centrally located. Oner motivated and sill help with $3000 towards closing costs.

Key facts

• Remodeled kitchen
• Fully fenced yard
• Jacuzzi tub

Tags

• REMODELED KITCHEN
• JACUZZI TUB
• FULLY FENCED YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Insulation (energy efficient feature); Lot is less than a quarter acre and located on a city street
• Financial info: No pet restrictions (pets allowed)

Exterior

• Parking: Covered parking (1 space); Carport (1 space); Driveway; Parking pad; On-street parking
• Security: Security/high impact doors; Storm/security shutters
• Utilities: Public water; Septic tank
• Home design: Single-story; South-facing; Updated/remodeled
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Awning(s); Deck; Patio; Fence; Shed; Outdoor lighting; Storm/security shutters; Security/high impact doors

Interior

• Kitchen: Electric range; Self-cleaning oven; Refrigerator; Disposal
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Impact glass windows; Bedroom on main level; Dining area and separate/formal dining room; First-floor entry; Jetted tub; Tub/shower combination; Kitchen/dining combo; Family room; Storage room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $629k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $534k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (35.2% below list).
• Recommended offer: $408k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 flat; 304 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,077/mo this rent would consume 49% of the median local household income ($100k/yr) (locally 1812% 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 $4k of loan paydown is wiped out by about $19k 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 74 days — a 6% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $629k implies a 2416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $407,695 (35.2% 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 74 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 0.65% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $618,025
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 SW 48th Ave	0.55mi	3/2.5 (+1)	1,504 (+2%)	20mo	$630,000	$419	43
3610 SW 5th St	0.69mi	2/1.0	1,318 (-11%)	15mo	$530,000	$402	38
3921 SW 4th St	0.31mi	3/2.0 (+1)	1,657 (+12%)	23mo	$699,900	$422	37

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 · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-144,831
• Equity at exit: $93,786

10-year hold

• IRR: -26.2%
• Equity multiple: -0.16×
• Total profit: $-204,332
• Equity at exit: $54,384

Cash invested: $176,120 (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 33134

• Rents YoY: 0.9%
• Active inventory: 304
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $4,077 medium
• Mortgage (P&I): −$3,299
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $-538

Break-even live

Break-even rent $4,758

Max offer price $534,012

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: $157,250
• Closing costs: $18,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	2d	78	1.40mi

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-04
   historical Active Under Contract
3. 2026-04-06
   price $629,000
4. 2026-03-16
   price $669,000
5. 2026-02-25
   listed $698,000 Active
6. 1973-05-01
   soldstatus $25,000

ⓘ 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: $2,374 · $198/mo
• Projected year-2 tax: $5,221 · $435/mo
• Expected delta: +$2,846/yr (+$237/mo · 119.9%)

ⓘ 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 · 30 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: $48,923
• − Mortgage interest: −$35,234
• − Property taxes: −$2,374
• − Insurance: −$3,145
• − Repairs & maintenance: −$3,914
• − Management: −$3,914
• − Depreciation: −$18,298
• Taxable loss: −$17,956
• Est. tax savings @ 24.0%: +$4,309
• After-tax cash flow: $-2,143/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): 38,174
• Household income: $99,766
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1812.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 45% White 21% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 41% Dominican 1% Salvadoran 2%
• Common ancestry: Lithuanian 2% Russian 2% Romanian 1%
• Foreign-born: 55% · Canada, Jamaica, Dominican Republic
• Languages at home: 22% English-only · Spanish 71% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -1014.50%
• Current HPI: 402.6405
• Rent YoY: ▲ 0.92%
• 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

+2416.0% since first listed

6 events — show timeline

• 2026-05-12 Pending — MARMLS
• 2026-05-04 Contingent — MARMLS
• 2026-04-06 Price Changed $629,000 MARMLS
• 2026-03-16 Price Changed $669,000 MARMLS
• 2026-02-25 Listed $698,000 MARMLS
• 1973-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,374 · +2.9% YoY. Source: county tax records.