2625 SW 29th Ave · Miami, FL 33133

$699,500

2 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 30 Days on market

Built 1962

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 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: 2 units. confirmed

Listing remarks

Location, Location, Location! Investment Opportunity or live in one unit, rent the other. 2 Unit 1/1/ each side duplex in Silver Bluff by entrance to Coconut Grove. Fully remodeled with impact windows/doors, roof replaced, up-dated appliances: stove/oven, MW, DW, Tankless Water Heater, Washer/Dryer and central A/C in each unit and an additional split system in one unit. Turn-Key to start new rentals with your own tenants.

Key facts

• Updated appliances
• Fully remodeled
• Split system

Tags

• FULLY REMODELED
• IMPACT WINDOWS
• UPDATED APPLIANCES
• TANKLESS WATER HEATER
• CENTRAL A/C
• SPLIT SYSTEM

Property features AI

Exterior

• Utilities: Public sewer; Cable not available
• Home design: Single-story; Resale property; Shingle roof; Block construction
• Construction: Built with block construction; Shingle roof
• Exterior features: Lot smaller than a quarter acre

Interior

• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive. Per door: $475/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 $699k (0.1% below list).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 rising (+2.7%/yr); 451 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,989/mo this rent would consume 81% of the median local household income ($103k/yr) (locally 2105% 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 $21k 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 30 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 2 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 $155k; list at $700k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $689,007 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-54,842
• Equity at exit: $104,298

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $21,943
• Equity at exit: $60,480

Cash invested: $195,860 (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 33133

• Rents YoY: 2.7%
• Active inventory: 451
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $6,989 medium
• Mortgage (P&I): −$3,668
• Tax from tax record: −$611 /mo · $7,335/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,468
• Net cashflow: $950

Break-even live

Break-even rent $5,786

Max offer price $699,500

Occupancy floor 81%

Sensitivity live

Price	-10% $1,346	-5% $1,148	+0% $950	+5% $752	+10% $554
Rent	-10% $398	-5% $674	+0% $950	+5% $1,226	+10% $1,502
Rate	-1.0pp $1,303	-0.5pp $1,128	base $950	+0.5pp $769	+1.0pp $585

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$6,990
Total (2 units)			$6,989

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: $174,875
• Closing costs: $20,985
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2669 S Bayshore Dr Unit 702N Miami, FL	3.0	3.5	1845	$23,500	$12.74	25d	1	0.87mi
2678 Tigertail Ave #301 Miami, FL	3.0	3.5	1711	$20,500	$11.98	25d	1	0.87mi
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$7,851	$4.57	8d	3	0.88mi
2601 Salzedo St Coral Gables, FL	2.0–3.0	2.5–4.5	2236	$8,200	$3.67	3d	78	1.29mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $699,500 Pending 30 DOM
2. 2026-06-09
   days on market $699,500 Active 26 DOM
3. 2026-06-08
   days on market $699,500 Active 25 DOM
4. 2026-06-07
   days on market $699,500 Active 24 DOM
5. 2026-06-04
   days on market $699,500 Active 21 DOM
6. 2026-06-03
   days on market $699,500 Active 20 DOM
7. 2026-06-02
   days on market $699,500 Active 19 DOM
8. 2026-06-01
   days on market $699,500 Active 18 DOM
9. 2026-05-31
   remarks 426-char remark
10. 2026-05-31
    listed $699,500 Active 17 DOM

ⓘ 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: $7,335 · $611/mo
• Projected year-2 tax: $7,335 · $611/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 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 · 28 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: $83,868
• − Mortgage interest: −$39,183
• − Property taxes: −$7,335
• − Insurance: −$3,498
• − Repairs & maintenance: −$6,709
• − Management: −$6,709
• − Depreciation: −$20,349
• Taxable income: $84
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $11,384/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): 36,789
• Household income: $103,420
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 2105.0

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: Hispanic / Latino 57% Two or more races 38% White 28% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 22% Salvadoran 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 42% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 53% 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: ▼ -997.74%
• Current HPI: 460.9475
• Rent YoY: ▲ 2.72%
• 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

+838.9% since first listed

6 events — show timeline

• 2026-05-31 Relisted — MARMLS
• 2026-04-28 Listed $699,500 MARMLS
• 2002-09-27 Sold (Public Records) $155,000 Public Records
• 2001-06-25 Sold (Public Records) $133,900 Public Records
• 1988-10-01 Sold (Public Records) $70,000 Public Records
• 1984-06-01 Sold (Public Records) $74,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $7,335 · +11.5% YoY. Source: county tax records.