None · North Miami, FL 33161

$1,100,000

3 bd · 2.0 ba · 2,838 sqft · MultiFamily public records · 70 Days on market

Built 1955

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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

* * * C21 F * * * Bank owned duplex in great area. Needs some work but it makes an excellent investment. Cash buyers only.

Key facts

• 5 parking spots
• Built 1955
• Listed 69 days

Property features AI

Finance

• Other: Rent includes gardener and pest control
• Financial info: One unit currently rented for $650 (month-to-month); One unit currently rented for $1,100 (month-to-month); One unit showing $0 actual rent reported

Exterior

• Parking: Open parking for multiple vehicles (total of 5 spaces)
• Utilities: Cable available; Septic tank sewer
• Home design: Single-story building
• Construction: Block construction; Fiberglass roof; Resale property
• Exterior features: Located in a flood zone; Open parking (5 parking spaces total)

Interior

• Bedrooms: Two 2-bedroom units; One 1-bedroom unit
• Flooring: Hardwood; Terrazzo; Tile; Wood
• Bathrooms: Three full bathrooms (one in each unit)
• Heating & cooling: Wall furnace heating; Ceiling fans and wall/window cooling units
• Interior features: Hardwood, terrazzo, tile and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.04M (5.7% below list).
• Recommended offer: $1.03M (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• 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 (-0.7%/yr); 338 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $10,370/mo this rent would consume 213% of the median local household income ($58k/yr) (locally 3226% 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 $8k of loan paydown is wiped out by about $33k 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 70 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $1.10M implies a 1377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — 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 $1,033,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.8

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-143,218
• Equity at exit: $164,014

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-158,235
• Equity at exit: $95,108

Cash invested: $308,000 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 25.5×

Monthly cashflow live

• Estimated rent: $10,370 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$510 /mo · $6,120/yr
• Insurance: −$458
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,178
• Net cashflow: $1,029

Break-even live

Break-even rent $9,068

Max offer price $1,100,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,652	-5% $1,340	+0% $1,029	+5% $718	+10% $406
Rent	-10% $210	-5% $619	+0% $1,029	+5% $1,439	+10% $1,848
Rate	-1.0pp $1,583	-0.5pp $1,309	base $1,029	+0.5pp $744	+1.0pp $454

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,196
1× unit	1	1	$3,175
Total (3 units)			$10,370

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11445 N Bayshore Dr North Miami, FL	3.0	3.0	2388	$19,900	$8.33	18d	1	0.50mi
1942 NE 119th Rd North Miami, FL	4.0	4.5	2920	$22,000	$7.53	8d	1	0.65mi

Listing history 17 events

1. 2026-06-18
   days on market $1,100,000 Active 70 DOM
2. 2026-06-17
   days on market $1,100,000 Active 69 DOM
3. 2026-06-16
   days on market $1,100,000 Active 68 DOM
4. 2026-06-15
   days on market $1,100,000 Active 67 DOM
5. 2026-06-13
   days on market $1,100,000 Active 65 DOM
6. 2026-06-09
   days on market $1,100,000 Active 61 DOM
7. 2026-06-08
   days on market $1,100,000 Active 60 DOM
8. 2026-06-07
   days on market $1,100,000 Active 59 DOM
9. 2026-06-04
   days on market $1,100,000 Active 56 DOM
10. 2026-06-03
    days on market $1,100,000 Active 55 DOM
11. 2026-06-02
    days on market $1,100,000 Active 54 DOM
12. 2026-06-01
    days on market $1,100,000 Active 53 DOM
13. 2026-05-31
    days on market $1,100,000 Active 52 DOM
14. 2026-04-09
    listed $1,100,000 Active
15. 2010-07-26
    soldstatus $74,500 127-char remark

    Show marketing remark (127 chars)

    * * * C21 F * * * Bank owned duplex in great area. Needs some work but it makes an excellent investment. Cash buyers only.

16. 1994-11-02
    soldstatus $88,200
17. 1981-07-01
    soldstatus $90,000

ⓘ 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: $6,120 · $510/mo
• Projected year-2 tax: $9,130 · $761/mo
• Expected delta: +$3,010/yr (+$251/mo · 49.2%)

ⓘ 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 · 77% 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: $124,440
• − Mortgage interest: −$61,617
• − Property taxes: −$6,120
• − Insurance: −$10,618
• − Repairs & maintenance: −$9,955
• − Management: −$9,955
• − Depreciation: −$32,000
• Taxable loss: −$5,826
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $13,745/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+1122.2% since first listed

4 events — show timeline

• 2026-04-09 Listed $1,100,000 MARMLS
• 2010-07-26 Sold (MLS) $74,500 MARMLS
• 1994-11-02 Sold (Public Records) $88,200 Public Records
• 1981-07-01 Sold (Public Records) $90,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $6,120 · +3.9% YoY. Source: county tax records.