842 SW 12th Ave · Miami, FL 33130

$1,650,000

4 bd · 1.0 ba · 1,519 sqft · MultiFamily public records · 9 Days on market

Built 1935

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

FOURPLEX WITH MANAGER LIVING UPSTAIRS. TWO BUILDINGS IN THE BACK. ONE REMODELED OTHER CAN BE REMODELLED FOR AN ADDITIONAL TWO UNITS TO RENT. CALL TODAY. GREAT INVESTMENT OPPORTUNITY AS THIS AREA CONTINUES TO GROW!!! LISTED FOR LESS THAN LAND VALUE.

Key facts

• 7 units
• Stable rental income
• Close to brickell

Tags

• MULTI-FAMILY PROPERTY
• 7 UNITS
• STABLE RENTAL INCOME
• CLOSE TO DOWNTOWN
• CLOSE TO BRICKELL
• CLOSE TO KEY BISCAYNE

Property features AI

Finance

• Financial info: Total actual rent reported: $9,500

Exterior

• Parking: Total of 4 parking spaces; Garage parking available for units
• Utilities: Public sewer; Cable not available
• Home design: Single-story building
• Construction: Built previously (resale); Shingle siding; Shingle and wood roof
• Exterior features: Less than quarter acre lot; Frontage length listed as 0

Interior

• Bedrooms: Seven efficiency units (some listed as leased)
• Flooring: Laminate
• Heating & cooling: Electric heating
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.50M (8.9% below list).
• Recommended offer: $1.50M (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 (-0.5%/yr); 642 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $15,034/mo this rent would consume 296% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $11k of loan paydown is wiped out by about $30k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $145k; list at $1.65M implies a 1038% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,503,400 (8.9% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.75×
• Total profit: $-114,921
• Equity at exit: $336,650

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-51,750
• Equity at exit: $303,294

Cash invested: $462,000 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 642
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $15,034 medium
• Mortgage (P&I): −$8,653
• Tax from tax record: −$780 /mo · $9,360/yr
• Insurance: −$688
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,157
• Net cashflow: $1,757

Break-even live

Break-even rent $12,810

Max offer price $1,650,000

Occupancy floor 83%

Sensitivity live

Price	-10% $2,691	-5% $2,224	+0% $1,757	+5% $1,290	+10% $823
Rent	-10% $569	-5% $1,163	+0% $1,757	+5% $2,350	+10% $2,944
Rate	-1.0pp $2,588	-0.5pp $2,176	base $1,757	+0.5pp $1,329	+1.0pp $894

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$15,036
Total (4 units)			$15,034

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 SE 25th Rd #3403 Miami, FL	3.0	3.5	1946	$21,000	$10.79	16d	1	1.38mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$31,333	$8.99	25d	2	1.39mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$29,867	$8.09	12d	2	1.39mi
175 SE 25th Rd Apt 602 Miami, FL	3.0	3.5	2105	$20,000	$9.50	25d	1	1.39mi
175 SE 25th Rd Unit 1904 Miami, FL	3.0	3.5	1946	$18,900	$9.71	18d	1	1.39mi
175 SE 25th Rd Unit 3104 Miami, FL	3.0	3.5	1946	$25,000	$12.85	25d	1	1.39mi
175 SE 25th Rd Unit 3104 Miami, FL	3.0	3.5	1946	$25,000	$12.85	9d	1	1.39mi

Listing history 15 events

1. 2026-06-21
   days on market $1,650,000 Active 9 DOM
2. 2026-06-18
   days on market $1,650,000 Active 6 DOM
3. 2026-06-17
   days on market $1,650,000 Active 5 DOM
4. 2026-06-16
   days on market $1,650,000 Active 4 DOM
5. 2026-06-15
   days on market $1,650,000 Active 3 DOM
6. 2026-06-13
   remarks 689-char remark
7. 2026-06-13
   pricedays on marketlisting id $1,650,000 Active 1 DOM
8. 2026-06-01
   days on market $1,750,000 Active 147 DOM
9. 2026-05-31
   days on market $1,750,000 Active 146 DOM
10. 2026-01-27
    price $1,750,000
11. 2026-01-03
    listed $1,900,000 Active
12. 2012-10-01
    soldstatus $145,000
13. 2012-09-28
    soldstatus $145,000 248-char remark

    Show marketing remark (248 chars)

    FOURPLEX WITH MANAGER LIVING UPSTAIRS. TWO BUILDINGS IN THE BACK. ONE REMODELED OTHER CAN BE REMODELLED FOR AN ADDITIONAL TWO UNITS TO RENT. CALL TODAY. GREAT INVESTMENT OPPORTUNITY AS THIS AREA CONTINUES TO GROW!!! LISTED FOR LESS THAN LAND VALUE.

14. 2010-07-28
    soldstatus $52,500
15. 2007-03-02
    soldstatus $400,000

ⓘ 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: $9,360 · $780/mo
• Projected year-2 tax: $13,695 · $1,141/mo
• Expected delta: +$4,335/yr (+$361/mo · 46.3%)

ⓘ 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 ≥103°F today · 31 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: $180,408
• − Mortgage interest: −$92,426
• − Property taxes: −$9,360
• − Insurance: −$8,250
• − Repairs & maintenance: −$14,433
• − Management: −$14,433
• − Depreciation: −$48,000
• Taxable loss: −$6,493
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $22,637/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+337.5% since first listed

6 events — show timeline

• 2026-01-27 Price Changed $1,750,000 MARMLS
• 2026-01-03 Listed $1,900,000 MARMLS
• 2012-10-01 Sold (Public Records) $145,000 Public Records
• 2012-09-28 Sold (MLS) $145,000 MARMLS
• 2010-07-28 Sold (Public Records) $52,500 Public Records
• 2007-03-02 Sold (Public Records) $400,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $9,360 · +1.0% YoY. Source: county tax records.