250 NW 34th Ave · Miami, FL 33125

$874,990

2 bd · 1.0 ba · 858 sqft · MultiFamily public records · 99 Days on market

Built 1947

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Handyman special. Great location for this duplex with 2 separate structures (both very spacious) with lots of potential. First structure is a 3/2 which can also be used as a 2/1 and a 0/1. Second structure is a 2/1. Wont't last!!!

Key facts

• Renovated
• Private entrance
• 6 parking spots

Tags

• INCOME PRODUCING PROPERTY
• INVESTMENT OPPORTUNITY
• ADDITIONAL EFFICIENCY UNIT
• PRIVATE ENTRANCE
• RENOVATED

Property features AI

Finance

• Financial info: Multifamily property with seven units total (3 efficiency units and 4 two-bedroom units); Actual rents reported: Efficiency units $1,000; 2-bedroom units $2,000; Units are month-to-month

Exterior

• Parking: Six parking spaces total; Open parking for units
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Year built: Unknown
• Exterior features: Open parking; Less than quarter acre lot

Interior

• Bedrooms: Three efficiency units (each described as 1-bedroom equivalent); Two 2-bedroom units
• Flooring: Tile
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative. Per door: $-306/mo.
• To cash-flow at today's rent, offer at most $767k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $662k (24.3% below list).
• Recommended offer: $662k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Kensington Park Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 922 students, 66% FRL); Citrus Grove Middle School (math 19% / reading 21%, grade F, #558 of 571 statewide, top 98%, 781 students, 66% FRL); Miami Senior High School (math 21% / reading 41%, grade F, #429 of 667 statewide, top 65%, 2,905 students, 69% FRL) — zoned schools at 67% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 241 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).

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 99 days — a 9% lower offer ($796k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $755k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $662,300 (24.3% 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 99 days. Have you received any prior offers? Is the seller open to a 24% 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 1947 — 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. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.76% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 11.0

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-200,208
• Equity at exit: $130,464

10-year hold

• IRR: -31.7%
• Equity multiple: -0.22×
• Total profit: $-299,650
• Equity at exit: $75,653

Cash invested: $244,997 (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: 20.0×

Monthly cashflow live

• Estimated rent: $6,623 medium
• Mortgage (P&I): −$4,589
• Tax from tax record: −$891 /mo · $10,694/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,391
• Net cashflow: $-612

Break-even live

Break-even rent $7,398

Max offer price $766,852

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-364	+0% $-612	+5% $-860	+10% $-1,107
Rent	-10% $-1,135	-5% $-874	+0% $-612	+5% $-351	+10% $-89
Rate	-1.0pp $-171	-0.5pp $-390	base $-612	+0.5pp $-839	+1.0pp $-1,070

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$3,645
1× unit	1	1	$2,978
Total (2 units)			$6,623

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: $218,748
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $874,990 Active 99 DOM
2. 2026-06-18
   days on market $874,990 Active 96 DOM
3. 2026-06-17
   days on market $874,990 Active 95 DOM
4. 2026-06-16
   days on market $874,990 Active 94 DOM
5. 2026-06-15
   days on market $874,990 Active 93 DOM
6. 2026-06-13
   days on market $874,990 Active 91 DOM
7. 2026-06-09
   days on market $874,990 Active 87 DOM
8. 2026-06-08
   days on market $874,990 Active 86 DOM
9. 2026-06-07
   days on market $874,990 Active 85 DOM
10. 2026-06-04
    days on market $874,990 Active 82 DOM
11. 2026-06-03
    days on market $874,990 Active 81 DOM
12. 2026-06-02
    days on market $874,990 Active 80 DOM
13. 2026-06-01
    days on market $874,990 Active 79 DOM
14. 2026-05-31
    days on market $874,990 Active 78 DOM
15. 2026-04-21
    price $874,990
16. 2026-04-09
    price $889,900
17. 2026-03-14
    listed $900,000 Active
18. 2025-01-31
    soldstatus $755,000
19. 2024-10-21
    soldstatus $565,000
20. 2024-10-11
    soldstatus $565,000 Closed 230-char remark

    Show marketing remark (230 chars)

    Handyman special. Great location for this duplex with 2 separate structures (both very spacious) with lots of potential. First structure is a 3/2 which can also be used as a 2/1 and a 0/1. Second structure is a 2/1. Wont't last!!!

21. 2024-10-01
    status Pending 230-char remark

    Show marketing remark (230 chars)

    Handyman special. Great location for this duplex with 2 separate structures (both very spacious) with lots of potential. First structure is a 3/2 which can also be used as a 2/1 and a 0/1. Second structure is a 2/1. Wont't last!!!

22. 2024-09-27
    listed $589,999 Active 230-char remark

    Show marketing remark (230 chars)

    Handyman special. Great location for this duplex with 2 separate structures (both very spacious) with lots of potential. First structure is a 3/2 which can also be used as a 2/1 and a 0/1. Second structure is a 2/1. Wont't last!!!

23. 2024-09-27
    historical

    Show marketing remark (230 chars)

    Handyman special. Great location for this duplex with 2 separate structures (both very spacious) with lots of potential. First structure is a 3/2 which can also be used as a 2/1 and a 0/1. Second structure is a 2/1. Wont't last!!!

24. 2024-09-23
    price $589,999
25. 2024-09-13
    listed $599,995 Active
26. 2024-07-26
    soldstatus $473,000
27. 2022-06-30
    historical
28. 2022-06-17
    price $580,000
29. 2022-05-06
    price $600,000
30. 2022-04-24
    listed $639,000 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: $10,694 · $891/mo
• Projected year-2 tax: $10,694 · $891/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 ≥104°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: $79,476
• − Mortgage interest: −$49,013
• − Property taxes: −$10,694
• − Insurance: −$4,375
• − Repairs & maintenance: −$6,358
• − Management: −$6,358
• − Depreciation: −$25,454
• Taxable loss: −$22,777
• Est. tax savings @ 24.0%: +$5,466
• After-tax cash flow: $-1,879/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

+36.9% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $874,990 MARMLS
• 2026-04-09 Price Changed $889,900 MARMLS
• 2026-03-14 Listed $900,000 MARMLS
• 2025-01-31 Sold (Public Records) $755,000 Public Records
• 2024-10-21 Sold (Public Records) $565,000 Public Records
• 2024-10-11 Sold (MLS) $565,000 MARMLS
• 2024-10-01 Pending — MARMLS
• 2024-09-27 Listing Removed — MARMLS
• 2024-09-27 Listed $589,999 MARMLS
• 2024-09-23 Price Changed $589,999 MARMLS
• 2024-09-13 Listed $599,995 MARMLS
• 2024-07-26 Sold (Public Records) $473,000 Public Records
• 2022-06-30 Listing Removed — MARMLS
• 2022-06-17 Price Changed $580,000 MARMLS
• 2022-05-06 Price Changed $600,000 MARMLS
• 2022-04-24 Listed $639,000 MARMLS

Property tax history

+7.2%/yr

Latest (2025): $10,694 · +122.9% YoY. Source: county tax records.