811 NW 24th Ct · Miami, FL 33125

$750,000

2 bd · 1.0 ba · 940 sqft · MultiFamily public records · 114 Days on market

Built 1940

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 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

Prime Miami investment generating $7,000/month in income! Fully occupied with 5 units across two separate homes on one folio, situated on a 9,700 SF lot. Zoned T3 with potential to build up to 4 units, offering strong redevelopment upside and long-term value. Each unit has separate access, providing stable cash flow from day one. Centrally located off 27th Ave and SR-836 with quick access to I-95, just minutes from Downtown Miami, Brickell, Wynwood, LoanDepot Park, and Miami International Airport. Ideal for investors seeking immediate returns with future growth potential.

Key facts

• Centrally located
• Zoned t3
• 9

Tags

• 9
• 700 SF LOT
• 5 UNITS
• ZONED T3
• SEPARATE ACCESS
• CENTRALLY LOCATED

Property features AI

Finance

• Financial info: Rented units with a range of actual rents: examples include $3,300 (3-bed/2-bath), $1,650, $1,250, and $850 (1-bed/1-bath units); Several units are month-to-month; Rent includes electricity and hot water for some units

Exterior

• Parking: Five parking spaces total; Open parking for units
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Brick and block construction; Shingle roof; Resale property
• Exterior features: Open parking; Parcel includes areas described as five to ten acres and less than quarter acre (multiple lot descriptors present)

Interior

• Bedrooms: Multiple units including 1-bed units and one 3-bed unit (unit-level details below)
• Flooring: Tile
• Bathrooms: Combination of 1-bath units and one 2-bath unit
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.8-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $7k ($80k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $750k).
• Recommended offer: $682k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 (-1.4%/yr); 239 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $14,434/mo this rent would consume 385% of the median local household income ($45k/yr) (locally 5223% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $210k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 $120k; list at $750k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $682,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.92% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.00%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.24×
• Total profit: $259,617
• Equity at exit: $111,827

10-year hold

• IRR: 36.3%
• Equity multiple: 3.89×
• Total profit: $607,727
• 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 33125

• Rents YoY: -1.4%
• Active inventory: 239
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $14,434 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$508 /mo · $6,096/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,031
• Net cashflow: $6,649

Break-even live

Break-even rent $6,017

Max offer price $750,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2.8	$14,436
Total (4 units)			$14,434

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: —

Listing history 31 events

1. 2026-06-18
   days on market $750,000 Active 114 DOM
2. 2026-06-17
   days on market $750,000 Active 113 DOM
3. 2026-06-16
   days on market $750,000 Active 112 DOM
4. 2026-06-15
   days on market $750,000 Active 111 DOM
5. 2026-06-13
   days on market $750,000 Active 109 DOM
6. 2026-06-09
   days on market $750,000 Active 105 DOM
7. 2026-06-08
   days on market $750,000 Active 104 DOM
8. 2026-06-07
   days on market $750,000 Active 103 DOM
9. 2026-06-04
   days on market $750,000 Active 100 DOM
10. 2026-06-03
    days on market $750,000 Active 99 DOM
11. 2026-06-02
    days on market $750,000 Active 98 DOM
12. 2026-06-01
    days on market $750,000 Active 97 DOM
13. 2026-05-31
    days on market $750,000 Active 96 DOM
14. 2026-02-24
    listed $750,000 Active
15. 2026-02-07
    historical
16. 2025-12-04
    price $759,900
17. 2025-11-06
    price $799,900
18. 2025-11-06
    listed $699,900 Active
19. 2025-11-03
    historical
20. 2025-11-03
    historical
21. 2025-09-22
    listed $890,000 Active
22. 2025-09-22
    historical
23. 2025-09-20
    historical
24. 2025-09-19
    listed $890,000 Active
25. 2025-09-18
    listed $890,000 Active
26. 2025-09-05
    listed $890,000 Active
27. 2025-09-05
    historical
28. 2025-08-19
    price $890,000
29. 2025-08-02
    listed $899,000 Active
30. 2000-02-18
    soldstatus $120,000
31. 1985-11-01
    soldstatus $61,000

ⓘ 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: $6,096 · $508/mo
• Projected year-2 tax: $6,225 · $519/mo
• Expected delta: +$129/yr (+$11/mo · 2.1%)

ⓘ 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 5 d/yr ≥104°F today · 17 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: $173,208
• − Mortgage interest: −$42,012
• − Property taxes: −$6,096
• − Insurance: −$3,750
• − Repairs & maintenance: −$13,857
• − Management: −$13,857
• − Depreciation: −$21,818
• Taxable income: $71,819
• Est. tax owed @ 24.0%: −$17,237
• After-tax cash flow: $62,555/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+1129.5% since first listed

18 events — show timeline

• 2026-02-24 Listed $750,000 MARMLS
• 2026-02-07 Listing Removed — MARMLS
• 2025-12-04 Price Changed $759,900 MARMLS
• 2025-11-06 Price Changed $799,900 MARMLS
• 2025-11-06 Listed $699,900 MARMLS
• 2025-11-03 Listing Removed — MARMLS
• 2025-11-03 Listing Removed — MARMLS
• 2025-09-22 Listing Removed — MARMLS
• 2025-09-22 Listed $890,000 MARMLS
• 2025-09-20 Listing Removed — MARMLS
• 2025-09-19 Listed $890,000 MARMLS
• 2025-09-18 Listed $890,000 MARMLS
• 2025-09-05 Listing Removed — MARMLS
• 2025-09-05 Listed $890,000 MARMLS
• 2025-08-19 Price Changed $890,000 MARMLS
• 2025-08-02 Listed $899,000 MARMLS
• 2000-02-18 Sold (Public Records) $120,000 Public Records
• 1985-11-01 Sold (Public Records) $61,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $6,096 · +2.4% YoY. Source: county tax records.