13130 Aswan Rd · Opa-locka, FL 33054

$699,000

4 bd · 4.0 ba · 2,663 sqft · MultiFamily public records · 97 Days on market

Built 1971

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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 +24.0/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• 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

Attention Investors!Excellent opportunity. Fourplex in good condition. 4 units 1/1. Laundry in each unit. large space to park cars. Separate electric and WATER meters. .AC in 3 units. This multi-family includes a new roof with warranty, upgrades in several units Great income. Actual cap rate 9,7%. One of the units is SECTION 8, the increase of $1,814 per month is approved. 3 REMODELED UNITS, RECENT APPAISAL 740,000 FHA. The property has Impact windows. The neighborhood already has approved permits for future building developments, making this a strategic acquisition with strong upside potential. This property not only provides immediate rental income, is also positioned in a zone undergoing

Key facts

• Fourplex
• Washer and dryer
• 7 parking spots

Tags

• INVESTMENT OPPORTUNITY
• FOURPLEX
• WASHER AND DRYER
• LARGE SPACE TO PARK CARS
• CENTRAL AIR-CONDITIONING
• NEW ROOF WITH WARRANTY

Property features AI

Finance

• Other: Zoning description: 4400
• Financial info: Rent reported at $1,500 for each 1-bedroom unit type; Some units operate month-to-month; Gardener service included in rent

Exterior

• Parking: Seven parking spaces total; Individual parking spaces assigned to units
• Utilities: Public sewer; Cable available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Less than quarter-acre lot; Cable available

Interior

• Bedrooms: Seven total 1-bedroom units (4 + 3 + 2 + 1 across unit types)
• Flooring: Ceramic tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.5-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $344/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Recommended offer: $636k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 fast (+4.9%/yr); 141 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,071/mo this rent would consume 212% of the median local household income ($46k/yr) (locally 1811% 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $196k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($636k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 10y ago; this cycle's ask has dropped $40k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; list at $699k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $636,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1971 — 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. 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: 1.15% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.86% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-10,086
• Equity at exit: $104,223

10-year hold

• IRR: 10.3%
• Equity multiple: 1.87×
• Total profit: $170,474
• Equity at exit: $60,437

Cash invested: $195,720 (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 33054

• Home prices YoY: -15.9%
• Rents YoY: 4.9%
• Active inventory: 141
• Price-to-rent: 28.9×

Monthly cashflow live

• Estimated rent: $8,071 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$1,044 /mo · $12,531/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,695
• Net cashflow: $1,375

Break-even live

Break-even rent $6,331

Max offer price $699,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.5	$8,072
Total (4 units)			$8,071

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-15
   days on market $699,000 Active 97 DOM
2. 2026-06-13
   days on market $699,000 Active 95 DOM
3. 2026-05-27
   status Active
4. 2026-05-14
   status Active
5. 2026-03-23
   price $699,000
6. 2026-03-15
   price $705,000
7. 2026-03-06
   price $710,000
8. 2026-02-20
   price $719,000
9. 2026-02-03
   price $729,000
10. 2026-01-28
    listed $739,000 Active
11. 2026-01-26
    historical
12. 2025-12-15
    status Active
13. 2025-12-15
    price $739,000
14. 2025-12-01
    status Active
15. 2025-07-24
    price $720,000
16. 2025-07-24
    listed $710,000 Active
17. 2025-06-01
    status Active
18. 2025-05-01
    listed $699,000 Active
19. 2025-01-30
    historical
20. 2024-10-22
    price $769,000
21. 2024-08-07
    price $759,000
22. 2024-08-03
    listed $749,000 Active
23. 2024-02-05
    historical
24. 2024-01-13
    price $749,000
25. 2024-01-12
    status Active
26. 2023-12-02
    historical Active Under Contract
27. 2023-11-21
    price $709,000
28. 2023-11-04
    price $719,000
29. 2023-10-25
    price $729,000
30. 2023-10-05
    listed $749,000 Active
31. 2022-06-30
    historical
32. 2022-05-27
    price $680,000
33. 2022-05-27
    status Active
34. 2022-03-11
    status Active
35. 2021-12-13
    historical Active Under Contract
36. 2021-11-22
    listed $539,000 Active
37. 2017-03-06
    soldstatus $250,000
38. 2017-02-16
    soldstatus $250,000 Sold
39. 2017-01-18
    status Pending
40. 2016-10-22
    status Active
41. 2016-09-12
    status Backup Contract
42. 2016-07-15
    listed $270,000 Active
43. 2002-06-06
    soldstatus $123,000
44. 2000-10-23
    soldstatus $95,000
45. 1998-03-05
    soldstatus $78,000
46. 1985-05-01
    soldstatus $74,000
47. 1979-03-01
    soldstatus $55,000

ⓘ 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: $12,531 · $1,044/mo
• Projected year-2 tax: $12,531 · $1,044/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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $96,852
• − Mortgage interest: −$39,155
• − Property taxes: −$12,531
• − Insurance: −$3,495
• − Repairs & maintenance: −$7,748
• − Management: −$7,748
• − Depreciation: −$20,335
• Taxable income: $5,840
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $15,098/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 — Opa-locka

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Opa-locka, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 68,714
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 31,055
• Household income: $45,710
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1811.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 29% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 27% Dominican 3%
• Common ancestry: Hispanic 5%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 52% English-only · Spanish 42% French/Haitian/Cajun 5% Chinese 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: ▼ -129.05%
• Current HPI: 681.4827
• Rent YoY: ▲ 4.86%
• 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

+1170.9% since first listed

45 events — show timeline

• 2026-05-27 Relisted — MARMLS
• 2026-05-14 Relisted — MARMLS
• 2026-03-23 Price Changed $699,000 MARMLS
• 2026-03-15 Price Changed $705,000 MARMLS
• 2026-03-06 Price Changed $710,000 MARMLS
• 2026-02-20 Price Changed $719,000 MARMLS
• 2026-02-03 Price Changed $729,000 MARMLS
• 2026-01-28 Listed $739,000 MARMLS
• 2026-01-26 Listing Removed — MARMLS
• 2025-12-15 Relisted — MARMLS
• 2025-12-15 Price Changed $739,000 MARMLS
• 2025-12-01 Relisted — MARMLS
• 2025-07-24 Price Changed $720,000 MARMLS
• 2025-07-24 Listed $710,000 MARMLS
• 2025-06-01 Relisted — MARMLS
• 2025-05-01 Listed $699,000 MARMLS
• 2025-01-30 Listing Removed — MARMLS
• 2024-10-22 Price Changed $769,000 MARMLS
• 2024-08-07 Price Changed $759,000 MARMLS
• 2024-08-03 Listed $749,000 MARMLS
• 2024-02-05 Listing Removed — MARMLS
• 2024-01-13 Price Changed $749,000 MARMLS
• 2024-01-12 Relisted — MARMLS
• 2023-12-02 Contingent — MARMLS
• 2023-11-21 Price Changed $709,000 MARMLS
• 2023-11-04 Price Changed $719,000 MARMLS
• 2023-10-25 Price Changed $729,000 MARMLS
• 2023-10-05 Listed $749,000 MARMLS
• 2022-06-30 Listing Removed — MARMLS
• 2022-05-27 Price Changed $680,000 MARMLS
• 2022-05-27 Relisted — MARMLS
• 2022-03-11 Relisted — MARMLS
• 2021-12-13 Contingent — MARMLS
• 2021-11-22 Listed $539,000 MARMLS
• 2017-03-06 Sold (Public Records) $250,000 Public Records
• 2017-02-16 Sold (MLS) $250,000 MARMLS
• 2017-01-18 Pending — MARMLS
• 2016-10-22 Relisted — MARMLS
• 2016-09-12 Pending — MARMLS
• 2016-07-15 Listed $270,000 MARMLS
• 2002-06-06 Sold (Public Records) $123,000 Public Records
• 2000-10-23 Sold (Public Records) $95,000 Public Records
• 1998-03-05 Sold (Public Records) $78,000 Public Records
• 1985-05-01 Sold (Public Records) $74,000 Public Records
• 1979-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $12,531 · +5.9% YoY. Source: county tax records.