600 NW 25th Ct · Miami, FL 33125

$1,495,000

5 bd · 4.0 ba · 2,968 sqft · MultiFamily public records · 124 Days on market

Built 1925 ↓ 19% since listing

---

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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Completely remodeled 4-unit multifamily building in the heart of Miami, featuring four 2-bedroom, 1-bath units. Renovations completed with permits include a new roof, fully upgraded electrical system, impact windows, mini-split A/C units, tankless water heaters, and wood composite flooring. Each unit has washer/dryer hookups and dual private entrances. Property offers 6 parking spaces. Turnkey investment in central location!

Key facts

• Mini-split a/c units
• New roof
• Impact windows

Tags

• REMODELED MULTIFAMILY BUILDING
• NEW ROOF
• UPGRADED ELECTRICAL SYSTEM
• IMPACT WINDOWS
• MINI-SPLIT A/C UNITS
• TANKLESS WATER HEATERS

Property features AI

Finance

• Other: Rent includes gardener and trash collection
• Financial info: Some units show rental income: three units listed at $2,000 each and one unit listed at $2,400; Units indicated as leased (unit-level leased status provided)
• HOA & community: No HOA information listed

Exterior

• Parking: Open parking with a total of 6 parking spaces
• Security: Impact glass windows (adds storm/security protection)
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story building; Flat roof; Block construction; Effective year built (not specified)
• Construction: Block construction; Flat roof
• Exterior features: Exterior lighting; Lot smaller than a quarter acre

Interior

• Kitchen: No appliances listed
• Bedrooms: Four 2-bedroom units (each unit is unfurnished)
• Flooring: Vinyl flooring throughout
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Central heating; Central air conditioning; Individual air conditioning units listed for units
• Interior features: Blinds; Impact glass windows
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $839/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Recommended offer: $1.32M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $16,198/mo this rent would consume 432% 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 $10k of loan paydown is wiped out by about $45k 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 124 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,315,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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 1925 — 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: 1.08% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.7

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-76,174
• Equity at exit: $222,909

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $24,351
• Equity at exit: $129,260

Cash invested: $418,600 (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: 241
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $16,198 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$976 /mo · $11,710/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,402
• Net cashflow: $3,358

Break-even live

Break-even rent $11,948

Max offer price $1,495,000

Occupancy floor 74%

Sensitivity live

Price	-10% $4,204	-5% $3,781	+0% $3,358	+5% $2,935	+10% $2,511
Rent	-10% $2,078	-5% $2,718	+0% $3,358	+5% $3,998	+10% $4,637
Rate	-1.0pp $4,111	-0.5pp $3,738	base $3,358	+0.5pp $2,970	+1.0pp $2,576

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$16,200
Total (4 units)			$16,198

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2951 NW 13th St Unit 1399868P Miami, FL	4.0–8.0	3.5–6.0	3745	$14,816	$3.96	8d	2	0.56mi

Listing history 26 events

1. 2026-06-21
   days on market $1,495,000 Active 124 DOM
2. 2026-06-18
   days on market $1,495,000 Active 121 DOM
3. 2026-06-17
   days on market $1,495,000 Active 120 DOM
4. 2026-06-16
   days on market $1,495,000 Active 119 DOM
5. 2026-06-15
   days on market $1,495,000 Active 118 DOM
6. 2026-06-13
   days on market $1,495,000 Active 116 DOM
7. 2026-06-09
   days on market $1,495,000 Active 112 DOM
8. 2026-06-08
   days on market $1,495,000 Active 111 DOM
9. 2026-06-07
   days on market $1,495,000 Active 110 DOM
10. 2026-06-04
    days on market $1,495,000 Active 107 DOM
11. 2026-06-03
    days on market $1,495,000 Active 106 DOM
12. 2026-06-02
    days on market $1,495,000 Active 105 DOM
13. 2026-06-01
    days on market $1,495,000 Active 104 DOM
14. 2026-05-31
    days on market $1,495,000 Active 103 DOM
15. 2026-02-02
    listed $1,495,000 Active
16. 2026-01-31
    historical
17. 2025-07-30
    listed $1,450,000 Active
18. 2025-07-14
    historical
19. 2025-02-12
    listed $1,450,000 Active
20. 2024-12-17
    historical
21. 2024-11-07
    price $1,495,000
22. 2024-09-19
    price $1,650,000
23. 2024-09-16
    listed $165,000 Active
24. 2024-09-15
    historical
25. 2024-08-05
    price $1,695,000
26. 2024-07-11
    listed $1,850,000 Active

ⓘ 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: $11,710 · $976/mo
• Projected year-2 tax: $12,408 · $1,034/mo
• Expected delta: +$698/yr (+$58/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 24 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: $194,376
• − Mortgage interest: −$83,743
• − Property taxes: −$11,710
• − Insurance: −$7,475
• − Repairs & maintenance: −$15,550
• − Management: −$15,550
• − Depreciation: −$43,491
• Taxable income: $16,856
• Est. tax owed @ 24.0%: −$4,046
• After-tax cash flow: $36,247/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

-19.2% since first listed

12 events — show timeline

• 2026-02-02 Listed $1,495,000 MARMLS
• 2026-01-31 Listing Removed — MARMLS
• 2025-07-30 Listed $1,450,000 MARMLS
• 2025-07-14 Listing Removed — Beaches MLS
• 2025-02-12 Listed $1,450,000 Beaches MLS
• 2024-12-17 Listing Removed — MARMLS
• 2024-11-07 Price Changed $1,495,000 MARMLS
• 2024-09-19 Price Changed $1,650,000 MARMLS
• 2024-09-16 Listed $165,000 MARMLS
• 2024-09-15 Listing Removed — MARMLS
• 2024-08-05 Price Changed $1,695,000 MARMLS
• 2024-07-11 Listed $1,850,000 MARMLS

Property tax history

+6.4%/yr

Latest (2025): $11,710 · +2.4% YoY. Source: county tax records.