5842 NW 12th Ave · Miami, FL 33127

$1,250,000

20 bd · 4.0 ba · 3,658 sqft · MultiFamily public records · 107 Days on market

Built 1968

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• 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 MLS

Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

Key facts

• Income-producing
• Full renovation
• Zoned t-4

Tags

• PRIME MIAMI LOCATION
• FULLY OCCUPIED
• INCOME-PRODUCING
• WELL-MAINTAINED
• FULL RENOVATION
• ZONED T-4

Property features AI

Finance

• Financial info: Property comprises multiple month-to-month rental units
• HOA & community: Trash collection included in rent

Exterior

• Parking: Total of 4 parking spaces; Combination of open parking and other parking types
• Utilities: Public water; Public sewer; Cable available
• Home design: 4-unit building; 2-story building; Resale property; Shingle roof; Block construction
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter-acre lot; Balcony; Fenced yard; Exterior lighting

Interior

• Kitchen: Each unit includes a kitchen
• Bedrooms: Multiple 2-bedroom units (all units are 2-bedroom)
• Flooring: Ceramic tile
• Bathrooms: Multiple 1-bath units (all units have 1 full bathroom)
• Heating & cooling: Wall furnaces; Wall/window air conditioning units
• Interior features: Casement windows; Balcony; Fenced yard; Exterior lighting
• Laundry & utility: On-site laundry facilities (community); Electric meters for individual units

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative. Per door: $-51/mo.
• To cash-flow at today's rent, offer at most $1.21M (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.02M (18.1% below list).
• Recommended offer: $1.02M (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+2.3%/yr); 296 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $10,232/mo this rent would consume 298% of the median local household income ($41k/yr) (locally 2523% 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 107 days — a 9% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $570k; list at $1.25M implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $1,023,200 (18.1% 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 107 days. Have you received any prior offers? Is the seller open to a 18% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.82% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-223,222
• Equity at exit: $186,379

10-year hold

• IRR: -12.0%
• Equity multiple: 0.31×
• Total profit: $-241,996
• Equity at exit: $108,077

Cash invested: $350,000 (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 33127

• Home prices YoY: -30.1%
• Rents YoY: 2.3%
• Active inventory: 296
• Price-to-rent: 40.7×

Monthly cashflow live

• Estimated rent: $10,232 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$1,060 /mo · $12,721/yr
• Insurance: −$521
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,149
• Net cashflow: $-205

Break-even live

Break-even rent $10,491

Max offer price $1,213,821

Occupancy floor 97%

Sensitivity live

Price	-10% $503	-5% $149	+0% $-205	+5% $-559	+10% $-912
Rent	-10% $-1,013	-5% $-609	+0% $-205	+5% $199	+10% $604
Rate	-1.0pp $425	-0.5pp $113	base $-205	+0.5pp $-529	+1.0pp $-858

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$10,232
Total (4 units)			$10,232

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $1,250,000 Active 107 DOM
2. 2026-06-18
   days on market $1,250,000 Active 104 DOM
3. 2026-06-17
   days on market $1,250,000 Active 103 DOM
4. 2026-06-16
   days on market $1,250,000 Active 102 DOM
5. 2026-06-15
   days on market $1,250,000 Active 101 DOM
6. 2026-06-13
   days on market $1,250,000 Active 99 DOM
7. 2026-06-09
   days on market $1,250,000 Active 95 DOM
8. 2026-06-08
   days on market $1,250,000 Active 94 DOM
9. 2026-06-07
   days on market $1,250,000 Active 93 DOM
10. 2026-06-04
    days on market $1,250,000 Active 90 DOM
11. 2026-06-03
    days on market $1,250,000 Active 89 DOM
12. 2026-06-02
    days on market $1,250,000 Active 88 DOM
13. 2026-06-01
    days on market $1,250,000 Active 87 DOM
14. 2026-05-31
    days on market $1,250,000 Active 86 DOM
15. 2026-03-06
    listed $1,250,000 Active
16. 2021-05-19
    soldstatus $570,000
17. 2021-05-06
    soldstatus $570,000 Closed 513-char remark

    Show marketing remark (513 chars)

    Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

18. 2021-01-15
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

19. 2020-12-18
    price $625,000 513-char remark

    Show marketing remark (513 chars)

    Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

20. 2020-10-09
    price $629,000 513-char remark

    Show marketing remark (513 chars)

    Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

21. 2020-09-25
    status Active 513-char remark

    Show marketing remark (513 chars)

    Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

22. 2020-09-25
    listed $630,000 Active 513-char remark

    Show marketing remark (513 chars)

    Cash-cow four unit building in the heart of Miami! Fully occupied, collect cash from day one, property is bringing in $5,000/mo. Consists of four identical 2 bed/1 bath units. Building was fully rehabbed in 2018, including plumbing, electric, roof, and interiors. Each unit is individually metered for electric. Very easy to manage. Zoned T-4 and fronts 12th Ave, has potential for future redevelopment. Very close to Related Group's Liberty Square. Please call for additional info. Please do not disturb tenants.

23. 2016-10-27
    soldstatus $259,000
24. 2007-07-12
    soldstatus $395,000
25. 2003-10-22
    soldstatus $165,000
26. 2000-05-02
    soldstatus $115,000

ⓘ 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: $12,721 · $1,060/mo
• Projected year-2 tax: $12,721 · $1,060/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 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $122,784
• − Mortgage interest: −$70,019
• − Property taxes: −$12,721
• − Insurance: −$8,074
• − Repairs & maintenance: −$9,823
• − Management: −$9,823
• − Depreciation: −$36,364
• Taxable loss: −$24,040
• Est. tax savings @ 24.0%: +$5,770
• After-tax cash flow: $3,312/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): 26,786
• Household income: $41,230
• Rent vs Own: 73.1% rent · 26.9% own
• Severe rent burden: 2523.0

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 Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Black 39% Two or more races 30% White 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 9% Dominican 5%
• Common ancestry: Hispanic 11%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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: ▼ -293.00%
• Current HPI: 680.1845
• Rent YoY: ▲ 2.26%
• 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

+987.0% since first listed

12 events — show timeline

• 2026-03-06 Listed $1,250,000 MARMLS
• 2021-05-19 Sold (Public Records) $570,000 Public Records
• 2021-05-06 Sold (MLS) $570,000 MARMLS
• 2021-01-15 Pending — MARMLS
• 2020-12-18 Price Changed $625,000 MARMLS
• 2020-10-09 Price Changed $629,000 MARMLS
• 2020-09-25 Relisted — MARMLS
• 2020-09-25 Listed $630,000 MARMLS
• 2016-10-27 Sold (Public Records) $259,000 Public Records
• 2007-07-12 Sold (Public Records) $395,000 Public Records
• 2003-10-22 Sold (Public Records) $165,000 Public Records
• 2000-05-02 Sold (Public Records) $115,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $12,721 · +6.2% YoY. Source: county tax records.