2825 SW 3rd Ave

Miami, FL 33129

$2,050,000F

6 bd · 6.0 ba · 2,280 sqft · Built 1951 · MultiFamily · Active · 108 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $6,256/mo
• Mortgage (P&I): −$10,750
• Tax + insurance: −$3,303
• HOA: −$0
• Vac / Maint / Mgmt: −$1,314
• Net cashflow: $-9,111/mo
• Annual: $-109,331/yr
• Cap rate: 0.96%
• Cash-on-cash: -19.05%
• DSCR: 0.15
• 1% rule: 0.31%
• Cash to close: $574,000

Investor read

• This is a 6-bed/6.0-bath multifamily listed at $2.05M.
• At list price, monthly cash flow is $-9k ($-109k/yr) — negative.
• To cash-flow at today's rent, offer at most $588k (71.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $626k (69.5% below list).
• It's been on market 108 days — a 9% lower offer ($1.87M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $588k (71.3% below list) — sets the bar for cash-flow.
• Local home prices are declining (-1.2%/yr); year-one equity from $14k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• 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.
• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising (+2.2%/yr); 234 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 3 sale attempts; this cycle's ask has dropped $250k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $674k; list at $2.05M implies a 204% gain — meaningful room to come down on a strong offer.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 1.0% vs local median 1.9% in Miami — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
• At $6,256/mo this rent would consume 66% of the median local household income ($113k/yr) (locally 655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• 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?
• It's been on market 108 days. Have you received any prior offers? Is the seller open to a 71% concession, seller financing, or rate buy-down credit?
• Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?