3297 SW 26th St · Miami, FL 33133

$1,275,000

4 bd · 2.0 ba · 2,343 sqft · MultiFamily public records · 37 Days on market

Built 1954 Est $986k · 29% over

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Why this score? — see what drove the D- 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 +13.9/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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 MLS

For Sale:Rare Duplex Opportunity in Prime Miami Location Welcome to 3299 & 3297 SW 26th ST an exceptional duplex in the heart of Miami’s sought-after 33133 zip code This property is perfect for investors or homeowners looking for rental income, multigenerational living, or a smart addition to their portfolio. Key Features: Two spacious units, each with private entrances Updated kitchens and bathrooms Ample parking and outdoor space Prime location near Coconut Grove, Coral Gables, and major highways Minutes from top schools, shopping, dining, and entertainment Whether you’re seeking a steady income stream or a flexible living arrangement, this duplex delivers versatility and value in one of Miami’s fastest-growing neighborhoods. Don’t miss this rare opportunity—schedule your showing today!

Key facts

• Fully rented duplex
• Private entrances
• Updated bathrooms

Tags

• FULLY RENTED DUPLEX
• NEW ROOF
• IMPACT WINDOWS
• PRIVATE ENTRANCES
• UPDATED KITCHENS
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Lot is less than a quarter acre; Zoning description: 5700
• Financial info: Some unit-level rent data: one unit type listed at $4,200 and another at $2,500; units are shown as leased
• HOA & community: No HOA details provided

Exterior

• Parking: Total of 6 parking spaces; Open parking available for unit types
• Security: Storm/security shutters
• Utilities: Cable available; Public sewer
• Home design: Single-story property; Shingle roof; Block construction; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Barbecue area; Fenced yard; Open patio; Porch; Storm/security shutters

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Unit types include 4-bedroom and 2-bedroom layouts
• Flooring: Ceramic tile; Laminate
• Bathrooms: Units with 1 and 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive. Per door: $68/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 $1.05M (17.3% below list).
• Recommended offer: $1.05M (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Francis S.Tucker K-8 Center (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 305 students, 69% FRL); Ponce De Leon Middle School (math 36% / reading 55%, grade D+, #305 of 571 statewide, top 54%, 888 students, 60% FRL); Coral Gables Senior High School (math 31% / reading 53%, grade F, #275 of 667 statewide, top 42%, 2,824 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 453 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $10,550/mo this rent would consume 122% 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 $9k of loan paydown is wiped out by about $38k 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 37 days — a 3% lower offer ($1.24M) is reasonable based on typical stale-listing flexibility.
• 5 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 $910k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,055,000 (17.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 17% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $986,403
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3540 SW 24th St	0.28mi	5/3.0 (+1)	2,255 (-4%)	8mo	$950,000	$421	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-201,149
• Equity at exit: $190,107

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-177,013
• Equity at exit: $110,239

Cash invested: $357,000 (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 33133

• Rents YoY: 2.7%
• Active inventory: 453
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $10,550 medium
• Mortgage (P&I): −$6,686
• Tax from tax record: −$981 /mo · $11,777/yr
• Insurance: −$531
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,216
• Net cashflow: $136

Break-even live

Break-even rent $10,378

Max offer price $1,275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $857	-5% $496	+0% $136	+5% $-225	+10% $-586
Rent	-10% $-698	-5% $-281	+0% $136	+5% $552	+10% $969
Rate	-1.0pp $778	-0.5pp $460	base $136	+0.5pp $-195	+1.0pp $-531

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$10,550
Total (2 units)			$10,550

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3110 Elizabeth St #3110 Miami, FL	4.0	4.5	2757	$18,000	$6.53	5d	1	0.68mi
3110 Elizabeth St Miami, FL	4.0	4.5	2757	$18,000	$6.53	26d	1	0.69mi
2601 Salzedo St Coral Gables, FL	2.0–3.0	2.5–4.5	2236	$25,000	$11.18	0d	77	0.81mi
231 Fluvia Ave Coral Gables, FL	4.0	3.0	2948	$19,500	$6.61	24d	1	0.82mi
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$15,843	$9.23	9d	3	1.05mi
3350 SW 27th Ave #2002 Miami, FL	3.0	3.5	2607	$20,000	$7.67	24d	1	1.07mi
2645 S Bayshore Dr #1403 Miami, FL	3.0	3.5	2240	$21,000	$9.38	26d	1	1.08mi
2669 S Bayshore Dr Unit 702N Miami, FL	3.0	3.5	1845	$23,500	$12.74	26d	1	1.09mi
2627 S Bayshore Dr Miami, FL	3.0–5.0	3.5–5.5	3333	$30,000	$9.00	26d	2	1.11mi
2678 Tigertail Ave #301 Miami, FL	3.0	3.5	1711	$20,500	$11.98	26d	1	1.12mi

Listing history 28 events

1. 2026-06-21
   days on market $1,275,000 Active 37 DOM
2. 2026-06-18
   days on market $1,275,000 Active 34 DOM
3. 2026-06-17
   days on market $1,275,000 Active 33 DOM
4. 2026-06-16
   days on market $1,275,000 Active 32 DOM
5. 2026-06-15
   price $1,275,000 Active 31 DOM
6. 2026-06-15
   days on market $1,325,000 Active 31 DOM
7. 2026-06-13
   days on market $1,325,000 Active 29 DOM
8. 2026-06-09
   days on market $1,325,000 Active 25 DOM
9. 2026-06-08
   days on market $1,325,000 Active 24 DOM
10. 2026-06-07
    days on market $1,325,000 Active 23 DOM
11. 2026-06-04
    days on market $1,325,000 Active 20 DOM
12. 2026-06-03
    days on market $1,325,000 Active 19 DOM
13. 2026-06-02
    days on market $1,325,000 Active 18 DOM
14. 2026-06-01
    days on market $1,325,000 Active 17 DOM
15. 2026-05-31
    days on market $1,325,000 Active 16 DOM
16. 2026-05-15
    listed $1,325,000 Active
17. 2026-04-17
    status Active
18. 2026-03-01
    historical $4,000
19. 2026-02-28
    price $1,176,000
20. 2026-02-08
    listed $1,179,000 Active
21. 2026-01-31
    listed $4,000
22. 2025-12-08
    soldstatus $910,000 Closed 841-char remark

    Show marketing remark (841 chars)

    For Sale:Rare Duplex Opportunity in Prime Miami Location Welcome to 3299 & 3297 SW 26th ST an exceptional duplex in the heart of Miami’s sought-after 33133 zip code This property is perfect for investors or homeowners looking for rental income, multigenerational living, or a smart addition to their portfolio. Key Features: Two spacious units, each with private entrances Updated kitchens and bathrooms Ample parking and outdoor space Prime location near Coconut Grove, Coral Gables, and major highways Minutes from top schools, shopping, dining, and entertainment Whether you’re seeking a steady income stream or a flexible living arrangement, this duplex delivers versatility and value in one of Miami’s fastest-growing neighborhoods. Don’t miss this rare opportunity—schedule your showing today!

23. 2025-10-23
    status Pending 841-char remark

    Show marketing remark (841 chars)

    For Sale:Rare Duplex Opportunity in Prime Miami Location Welcome to 3299 & 3297 SW 26th ST an exceptional duplex in the heart of Miami’s sought-after 33133 zip code This property is perfect for investors or homeowners looking for rental income, multigenerational living, or a smart addition to their portfolio. Key Features: Two spacious units, each with private entrances Updated kitchens and bathrooms Ample parking and outdoor space Prime location near Coconut Grove, Coral Gables, and major highways Minutes from top schools, shopping, dining, and entertainment Whether you’re seeking a steady income stream or a flexible living arrangement, this duplex delivers versatility and value in one of Miami’s fastest-growing neighborhoods. Don’t miss this rare opportunity—schedule your showing today!

24. 2025-09-24
    listed $975,000 Active 841-char remark

    Show marketing remark (841 chars)

    For Sale:Rare Duplex Opportunity in Prime Miami Location Welcome to 3299 & 3297 SW 26th ST an exceptional duplex in the heart of Miami’s sought-after 33133 zip code This property is perfect for investors or homeowners looking for rental income, multigenerational living, or a smart addition to their portfolio. Key Features: Two spacious units, each with private entrances Updated kitchens and bathrooms Ample parking and outdoor space Prime location near Coconut Grove, Coral Gables, and major highways Minutes from top schools, shopping, dining, and entertainment Whether you’re seeking a steady income stream or a flexible living arrangement, this duplex delivers versatility and value in one of Miami’s fastest-growing neighborhoods. Don’t miss this rare opportunity—schedule your showing today!

25. 2021-10-13
    soldstatus $500,000
26. 1988-11-01
    soldstatus $71,000
27. 1984-06-01
    soldstatus $140,000
28. 1979-06-01
    soldstatus $53,900

ⓘ 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: $11,777 · $981/mo
• Projected year-2 tax: $11,777 · $981/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 30 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: $126,600
• − Mortgage interest: −$71,420
• − Property taxes: −$11,777
• − Insurance: −$6,375
• − Repairs & maintenance: −$10,128
• − Management: −$10,128
• − Depreciation: −$37,091
• Taxable loss: −$20,319
• Est. tax savings @ 24.0%: +$4,876
• After-tax cash flow: $6,504/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

+2358.3% since first listed

13 events — show timeline

• 2026-05-15 Listed $1,325,000 MARMLS
• 2026-04-17 Relisted — MARMLS
• 2026-03-01 Rental Removed $4,000 VLS
• 2026-02-28 Price Changed $1,176,000 MARMLS
• 2026-02-08 Listed $1,179,000 MARMLS
• 2026-01-31 Listed for Rent $4,000 VLS
• 2025-12-08 Sold (MLS) $910,000 MARMLS
• 2025-10-23 Pending — MARMLS
• 2025-09-24 Listed $975,000 MARMLS
• 2021-10-13 Sold (Public Records) $500,000 Public Records
• 1988-11-01 Sold (Public Records) $71,000 Public Records
• 1984-06-01 Sold (Public Records) $140,000 Public Records
• 1979-06-01 Sold (Public Records) $53,900 Public Records

Property tax history

+8.1%/yr

Latest (2025): $11,777 · -18.3% YoY. Source: county tax records.