903 80th St · Miami Beach, FL 33141

$1,360,000

4 bd · 5.0 ba · 2,685 sqft · MultiFamily public records · 115 Days on market

Built 1950

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• 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: 4 units. confirmed

Listing remarks

Great income-producing property in the heart of Miami Beach! This well-maintained fourplex features two 2-bedroom/1-bath units, one 3/1 and one 1-bedroom/1-bath unit, generating approximately $8,400 in monthly rental income with low operating expenses, owner pays about $350 a month for water and trash. Strong cash flow in a high-demand rental market just minutes from the beach, shopping, dining, and major transportation. Ideal for investors seeking stable returns with upside potential. Prime location in one of Miami Beach’s most desirable areas. Don’t miss this opportunity! See Brokers remarks for more information and Showing Instructions.

Key facts

• Prime location
• 4 parking spots
• Built 1950

Tags

• WELL MAINTAINED FOURPLEX
• HIGH DEMAND RENTAL MARKET
• PRIME LOCATION

Property features AI

Finance

• Other: Zoning: 3900; Annual tax listed
• Financial info: Water may be included in rent

Exterior

• Parking: 4 parking spaces
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Flat roof; Block construction
• Construction: Block construction; Flat roof; Resale property
• Exterior features: Quarter to half acre lot

Interior

• Flooring: Tile
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×3bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $1.36M.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $735/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.36M).
• Recommended offer: $1.24M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 1.5% in Miami Beach — 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 80/100 on livability (#108 in FL, #1,672 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: housing C-, amenities 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; 644 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $15,567/mo this rent would consume 272% of the median local household income ($69k/yr) (locally 3521% 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 $41k 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 115 days — a 9% lower offer ($1.24M) is reasonable based on typical stale-listing flexibility.
• 11 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 $1.02M; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,237,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.14% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-71,928
• Equity at exit: $202,780

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $27,026
• Equity at exit: $117,588

Cash invested: $380,800 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $15,567 medium
• Mortgage (P&I): −$7,132
• Tax from tax record: −$1,231 /mo · $14,776/yr
• Insurance: −$567
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,269
• Net cashflow: $2,941

Break-even live

Break-even rent $11,844

Max offer price $1,360,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,016
1× unit	3	1	$4,208
1× unit	1	1	$3,343
Total (4 units)			$15,567

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: $340,000
• Closing costs: $40,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1170 S Biscayne Point Rd Unit N/A Miami Beach, FL	4.0	3.5	2900	$36,000	$12.41	24d	1	0.31mi
1151 Stillwater Dr Miami Beach, FL	5.0	3.0	3237	$18,000	$5.56	17d	1	0.35mi
8109 Harding Ave Unit 1497743P Miami Beach, FL	4.0	4.0	1991	$19,770	$9.93	22d	1	0.37mi
1460 Cleveland Rd Miami Beach, FL	5.0	3.0	2056	$19,000	$9.24	8d	1	0.37mi
1231 Stillwater Dr Unit SFH Miami Beach, FL	4.0	4.0	2664	$22,000	$8.26	18d	1	0.39mi
1231 Stillwater Dr Miami Beach, FL	4.0	4.0	2664	$22,000	$8.26	22d	1	0.39mi
265 N Shore Dr Miami Beach, FL	4.0	4.0	2786	$30,000	$10.77	22d	1	0.42mi
265 N Shore Dr Miami Beach, FL	4.0	4.0	2786	$27,500	$9.87	3d	1	0.42mi
365 N Shore Dr Miami Beach, FL	4.0	4.0	2672	$25,000	$9.36	3d	1	0.50mi
365 N Shore Dr Miami Beach, FL	4.0	4.0	2672	$25,000	$9.36	24d	1	0.50mi
1625 Daytonia Rd Miami Beach, FL	5.0	3.0	2690	$18,000	$6.69	24d	1	0.57mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	15d	1	0.85mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	4d	1	0.85mi
9001 Collins Ave Unit S605 Surfside, FL	3.0	3.5	2201	$70,000	$31.80	24d	1	0.91mi
6899 Collins Ave Miami, FL	2.0–3.0	2.5–3.5	2917	$35,000	$12.00	4d	2	0.98mi
6899 Collins Ave #202 Miami Beach, FL	3.0	3.5	3385	$35,000	$10.34	24d	1	0.98mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$19,950	$9.52	4d	1	1.03mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$20,500	$9.78	24d	1	1.03mi
9243 Collins Ave Unit 4103 Surfside, FL	3.0	4.5	3168	$35,000	$11.05	24d	1	1.08mi
1101 S Shore Dr Unit 1 Miami Beach, FL	4.0	3.0	3411	$42,000	$12.31	24d	1	1.35mi
9501 Collins Ave #1 Surfside, FL	4.0	5.5	3606	$19,770	$5.48	24d	1	1.39mi

Listing history 50 events

1. 2026-06-18
   days on market $1,360,000 Active 115 DOM
2. 2026-06-17
   days on market $1,360,000 Active 114 DOM
3. 2026-06-16
   days on market $1,360,000 Active 113 DOM
4. 2026-06-15
   days on market $1,360,000 Active 112 DOM
5. 2026-06-13
   days on market $1,360,000 Active 110 DOM
6. 2026-06-09
   days on market $1,360,000 Active 106 DOM
7. 2026-06-08
   days on market $1,360,000 Active 105 DOM
8. 2026-06-07
   days on market $1,360,000 Active 104 DOM
9. 2026-06-04
   days on market $1,360,000 Active 101 DOM
10. 2026-06-03
    days on market $1,360,000 Active 100 DOM
11. 2026-06-02
    days on market $1,360,000 Active 99 DOM
12. 2026-06-01
    days on market $1,360,000 Active 98 DOM
13. 2026-05-31
    days on market $1,360,000 Active 97 DOM
14. 2026-03-08
    price $1,360,000
15. 2026-02-23
    listed $1,365,000 Active
16. 2025-11-13
    historical
17. 2025-10-20
    price $1,500,000
18. 2025-10-20
    listed $1,399,000 Active
19. 2025-06-01
    historical
20. 2025-03-12
    price $1,449,000
21. 2025-03-11
    price $1,495,000
22. 2025-03-04
    listed $1,675,000 Active
23. 2025-01-31
    soldstatus $1,025,000
24. 2024-11-01
    status Pending
25. 2024-10-23
    soldstatus $165,000 Closed
26. 2024-10-04
    historical Active Under Contract
27. 2024-09-19
    status Active
28. 2024-08-24
    status Pending
29. 2024-08-01
    price $1,150,000
30. 2024-06-20
    price $1,200,000
31. 2024-05-29
    listed $1,250,000 Active
32. 2021-11-04
    soldstatus $935,000 Closed
33. 2021-11-03
    soldstatus $935,000
34. 2021-09-09
    historical Active Under Contract
35. 2021-08-26
    listed $960,000 Active
36. 2021-06-28
    status Active
37. 2021-06-18
    status Pending
38. 2021-04-20
    price $1,020,000
39. 2021-04-01
    price $1,063,000
40. 2021-04-01
    price $1,000,000
41. 2021-03-17
    price $1,063,000
42. 2021-01-27
    listed $1,113,000 Active
43. 2019-05-24
    soldstatus $645,000 Sold
44. 2019-03-23
    status Pending
45. 2019-03-12
    price $680,000
46. 2018-12-20
    listed $700,000 Active
47. 2018-08-24
    historical
48. 2018-08-06
    price $710,000
49. 2018-08-01
    price $695,000
50. 2018-04-24
    listed $725,000 Active

ⓘ 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: $14,776 · $1,231/mo
• Projected year-2 tax: $14,776 · $1,231/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $186,804
• − Mortgage interest: −$76,181
• − Property taxes: −$14,776
• − Insurance: −$11,918
• − Repairs & maintenance: −$14,944
• − Management: −$14,944
• − Depreciation: −$39,564
• Taxable income: $14,476
• Est. tax owed @ 24.0%: −$3,474
• After-tax cash flow: $31,823/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 Beach

• Score: 80/100
• State rank: #108
• US rank: #1672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% 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: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• 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

+1260.0% since first listed

46 events — show timeline

• 2026-03-08 Price Changed $1,360,000 MARMLS
• 2026-02-23 Listed $1,365,000 MARMLS
• 2025-11-13 Listing Removed — MARMLS
• 2025-10-20 Price Changed $1,500,000 MARMLS
• 2025-10-20 Listed $1,399,000 MARMLS
• 2025-06-01 Listing Removed — MARMLS
• 2025-03-12 Price Changed $1,449,000 MARMLS
• 2025-03-11 Price Changed $1,495,000 MARMLS
• 2025-03-04 Listed $1,675,000 MARMLS
• 2025-01-31 Sold (Public Records) $1,025,000 Public Records
• 2024-11-01 Pending — MARMLS
• 2024-10-23 Sold (MLS) $165,000 MARMLS
• 2024-10-04 Contingent — MARMLS
• 2024-09-19 Relisted — MARMLS
• 2024-08-24 Pending — MARMLS
• 2024-08-01 Price Changed $1,150,000 MARMLS
• 2024-06-20 Price Changed $1,200,000 MARMLS
• 2024-05-29 Listed $1,250,000 MARMLS
• 2021-11-04 Sold (MLS) $935,000 MARMLS
• 2021-11-03 Sold (Public Records) $935,000 Public Records
• 2021-09-09 Contingent — MARMLS
• 2021-08-26 Listed $960,000 MARMLS
• 2021-06-28 Relisted — MARMLS
• 2021-06-18 Pending — MARMLS
• 2021-04-20 Price Changed $1,020,000 MARMLS
• 2021-04-01 Price Changed $1,063,000 MARMLS
• 2021-04-01 Price Changed $1,000,000 MARMLS
• 2021-03-17 Price Changed $1,063,000 MARMLS
• 2021-01-27 Listed $1,113,000 MARMLS
• 2019-05-24 Sold (MLS) $645,000 MARMLS
• 2019-03-23 Pending — MARMLS
• 2019-03-12 Price Changed $680,000 MARMLS
• 2018-12-20 Listed $700,000 MARMLS
• 2018-08-24 Listing Removed — MARMLS
• 2018-08-06 Price Changed $710,000 MARMLS
• 2018-08-01 Price Changed $695,000 MARMLS
• 2018-04-24 Listed $725,000 MARMLS
• 2014-09-09 Sold (MLS) $557,500 MARMLS
• 2014-05-30 Pending — MARMLS
• 2014-04-24 Listed $574,900 MARMLS
• 1997-10-07 Sold (Public Records) $125,000 Public Records
• 1995-07-26 Sold (Public Records) $160,000 Public Records
• 1994-04-21 Sold (Public Records) $121,000 Public Records
• 1989-03-02 Sold (Public Records) $67,500 Public Records
• 1986-07-01 Sold (Public Records) $67,500 Public Records
• 1985-03-01 Sold (Public Records) $100,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $14,776 · +1.3% YoY. Source: county tax records.