458 E 20th St · Hialeah, FL 33013

$849,999

5 bd · 4.0 ba · 2,211 sqft · MultiFamily public records · 143 Days on market

Built 1946

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +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: 2 units. confirmed

Listing remarks MLS

Fully Remodeled Income-Producing Duplex – East Hialeah Discover this beautifully remodeled income-producing duplex located in the heart of East Hialeah. Situated in a safe and quiet neighborhood, this property combines modern comfort with unbeatable convenience. Enjoy walking-distance access to everyday essentials — supermarkets, Publix (approx. 12 blocks), and San Daniels (approx. 10 blocks). The Metrorail station is only about 4 blocks away, providing easy access to downtown and surrounding areas. Miami International Airport is conveniently located just 4.7 miles from the property. Both units have been fully renovated inside and out, featuring stylish finishes and thoughtful design throughout. Perfect for investors seeking reliable rental income or owner-occupants looking to live in one unit and rent out the other. Highlights: • Fully remodeled duplex — move-in ready • Excellent location in East Hialeah • Safe, quiet neighborhood • Walking distance to transit, shops, and dining • Just minutes from Miami International Airport • Ideal for investment or personal use Don’t miss this opportunity to own a beautifully updated property in one of Hialeah’s most convenient and desirable areas.

Key facts

• New gutters
• Updated bathrooms
• Updated kitchens

Tags

• FULLY RENOVATED DUPLEX
• UPDATED KITCHENS
• UPDATED BATHROOMS
• IMPACT WINDOWS
• NEW ROOF
• NEW GUTTERS

Property features AI

Finance

• Other: Rent includes trash collection
• Financial info: Some units are leased; Reported actual rent for unit types: $5,000

Exterior

• Parking: Total of 6 parking spaces; Some units list 'Parking: Space'
• Utilities: Cable available; Public sewer
• Home design: Single-story building; Block construction; Resale property
• Construction: Block construction
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Some units include refrigerator
• Bedrooms: Units include 2-bedroom and 3-bedroom configurations (multiple units)
• Flooring: Tile
• Bathrooms: Full bathrooms in units (each unit reports 2 full bathrooms)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile flooring
• Laundry & utility: Washer/dryer hookups in some units

What this means for you Summary

Snapshot

• This is a 2 × 2.5-bed/1.5-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative. Per door: $-123/mo.
• To cash-flow at today's rent, offer at most $807k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $677k (20.3% below list).
• Recommended offer: $677k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Hialeah — 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 74/100 on livability (#288 in FL, #4,774 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: amenities F, 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 (-0.1%/yr); 111 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,772/mo this rent would consume 134% of the median local household income ($61k/yr) (locally 1352% 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 $6k of loan paydown is wiped out by about $26k 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 143 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask has dropped $150k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $850k implies a 776% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $677,200 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.5

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-173,308
• Equity at exit: $126,738

10-year hold

• IRR: -24.1%
• Equity multiple: -0.04×
• Total profit: $-248,051
• Equity at exit: $73,492

Cash invested: $238,000 (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 33013

• Rents YoY: -0.1%
• Active inventory: 111
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $6,772 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$784 /mo · $9,409/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,422
• Net cashflow: $-246

Break-even live

Break-even rent $7,083

Max offer price $806,574

Occupancy floor 99%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.5	1.5	$6,772
Total (2 units)			$6,772

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $849,999 Active 143 DOM
2. 2026-06-17
   days on market $849,999 Active 142 DOM
3. 2026-06-16
   days on market $849,999 Active 141 DOM
4. 2026-06-15
   days on market $849,999 Active 140 DOM
5. 2026-06-13
   days on market $849,999 Active 138 DOM
6. 2026-06-09
   days on market $849,999 Active 134 DOM
7. 2026-06-08
   days on market $849,999 Active 133 DOM
8. 2026-06-07
   days on market $849,999 Active 132 DOM
9. 2026-06-04
   days on market $849,999 Active 129 DOM
10. 2026-06-03
    days on market $849,999 Active 128 DOM
11. 2026-06-02
    statusdays on market $849,999 Active 127 DOM
12. 2026-06-01
    days on market $849,999 Active Under Contract 126 DOM
13. 2026-05-31
    days on market $849,999 Active Under Contract 125 DOM
14. 2026-03-27
    historical Active Under Contract
15. 2026-03-02
    price $849,999
16. 2026-01-26
    listed $999,999 Active
17. 2025-11-12
    listed $1,200,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Fully Remodeled Income-Producing Duplex – East Hialeah Discover this beautifully remodeled income-producing duplex located in the heart of East Hialeah. Situated in a safe and quiet neighborhood, this property combines modern comfort with unbeatable convenience. Enjoy walking-distance access to everyday essentials — supermarkets, Publix (approx. 12 blocks), and San Daniels (approx. 10 blocks). The Metrorail station is only about 4 blocks away, providing easy access to downtown and surrounding areas. Miami International Airport is conveniently located just 4.7 miles from the property. Both units have been fully renovated inside and out, featuring stylish finishes and thoughtful design throughout. Perfect for investors seeking reliable rental income or owner-occupants looking to live in one unit and rent out the other. Highlights: • Fully remodeled duplex — move-in ready • Excellent location in East Hialeah • Safe, quiet neighborhood • Walking distance to transit, shops, and dining • Just minutes from Miami International Airport • Ideal for investment or personal use Don’t miss this opportunity to own a beautifully updated property in one of Hialeah’s most convenient and desirable areas.

18. 2017-08-09
    status Pending
19. 2017-04-24
    status Active
20. 2017-04-14
    historical
21. 2017-04-14
    historical
22. 2017-04-14
    price $444,500
23. 2017-02-14
    price $385,000
24. 2017-02-14
    status Active
25. 2017-02-06
    historical
26. 2016-10-19
    price $295,000
27. 2016-08-01
    listed $450,000 Active
28. 2016-07-17
    historical
29. 2016-01-15
    listed $350,000 Active
30. 2014-12-13
    historical
31. 2014-08-22
    price $267,000
32. 2014-06-08
    listed $275,000 Active
33. 2013-09-18
    historical
34. 2013-08-27
    price $225,000
35. 2013-06-19
    status Active
36. 2013-05-15
    historical
37. 2013-04-30
    status Active
38. 2013-04-30
    historical
39. 2013-04-05
    listed $205,000 Active
40. 2012-03-13
    soldstatus $97,000
41. 1995-01-13
    soldstatus $83,900
42. 1993-11-15
    soldstatus $70,500
43. 1993-01-20
    soldstatus $57,000

ⓘ 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: $9,409 · $784/mo
• Projected year-2 tax: $9,409 · $784/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 ≥105°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: $81,264
• − Mortgage interest: −$47,613
• − Property taxes: −$9,409
• − Insurance: −$4,250
• − Repairs & maintenance: −$6,501
• − Management: −$6,501
• − Depreciation: −$24,727
• Taxable loss: −$17,737
• Est. tax savings @ 24.0%: +$4,257
• After-tax cash flow: $1,307/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 — Hialeah

• Score: 74/100
• State rank: #288
• US rank: #4774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 315,776
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,695
• Household income: $60,658
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1352.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 56% White 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 82%
• Foreign-born: 74% · Canada, Jamaica
• 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: ▼ -664.57%
• Current HPI: 429.3973
• Rent YoY: ▼ -0.13%
• 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

+1391.2% since first listed

30 events — show timeline

• 2026-03-27 Contingent — MARMLS
• 2026-03-02 Price Changed $849,999 MARMLS
• 2026-01-26 Listed $999,999 MARMLS
• 2025-11-12 Listed $1,200,000 Fizber.com
• 2017-08-09 Pending — MARMLS
• 2017-04-24 Relisted — MARMLS
• 2017-04-14 Listing Removed — MARMLS
• 2017-04-14 Listing Removed — MARMLS
• 2017-04-14 Price Changed $444,500 MARMLS
• 2017-02-14 Price Changed $385,000 MARMLS
• 2017-02-14 Relisted — MARMLS
• 2017-02-06 Listing Removed — MARMLS
• 2016-10-19 Price Changed $295,000 MARMLS
• 2016-08-01 Listed $450,000 MARMLS
• 2016-07-17 Listing Removed — MARMLS
• 2016-01-15 Listed $350,000 MARMLS
• 2014-12-13 Listing Removed — MARMLS
• 2014-08-22 Price Changed $267,000 MARMLS
• 2014-06-08 Listed $275,000 MARMLS
• 2013-09-18 Listing Removed — MARMLS
• 2013-08-27 Price Changed $225,000 MARMLS
• 2013-06-19 Relisted — MARMLS
• 2013-05-15 Listing Removed — MARMLS
• 2013-04-30 Relisted — MARMLS
• 2013-04-30 Listing Removed — MARMLS
• 2013-04-05 Listed $205,000 MARMLS
• 2012-03-13 Sold (MLS) $97,000 MARMLS
• 1995-01-13 Sold (Public Records) $83,900 Public Records
• 1993-11-15 Sold (Public Records) $70,500 Public Records
• 1993-01-20 Sold (Public Records) $57,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $9,409 · +8.0% YoY. Source: county tax records.