252 NE 57th St · Miami, FL 33137

$1,000,000

None bd · None ba · 1,682 sqft · MultiFamily public records · 93 Days on market

Built 1925

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Why this score? — see what drove the B- 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

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

4 PLEX AS PER TAX ROLL, BUT CURRENTLY A TRI-PLEX. TWO STORY WITH 2 1/1 UNITS DOWNSTAIRS AND 1 2/1 UPSTAIRS. PROPERTY IS CLOSE TO BISCAYNE BLVD, MIDTOWN AND WYNWOOD. BANK OF AMERICA PRE-APPROVAL REQUIRED ON ALL OFFERS. THERE IS A 60 DAY DEED RESTRICTION ON ALL CASH OFFERS. Bank of America, N. A. employees, employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly.

Key facts

• Built 1925
• Listed 92 days

Property features AI

Finance

• Financial info: 2 total units; Part of a 3-unit community; Tenants pay electricity, sewer, and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Triplex; 2 stories total; Resale property
• Construction: Other construction materials; Other roof
• Exterior features: Gated fencing; Not waterfront

Interior

• Flooring: Other flooring
• Heating & cooling: Separate meters for heating (separate utility meters)
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.00M).
• Recommended offer: $910k (9.0% below list) — sets the bar for market timing.

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: Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Miami Edison Senior High School (math 19% / reading 15%, grade F, #597 of 667 statewide, top 90%, 623 students, 72% FRL).
• Zoned-school proficiency averages 20% at this address vs 50% district-wide (-30 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 rising (+2.7%/yr); 757 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($7k loan paydown + $3k appreciation (0.3% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 2.7% rent growth), your $280k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($910k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 82% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $39k; list at $1.00M implies a 2451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $910,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $509,646
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 NE 67th St	0.66mi	9/6.0	1,762 (+5%)	3mo	$375,000	$213	58
50-52 NE 66th St	0.63mi	—/—	1,536 (-9%)	18mo	$465,000	$303	41
220 NW 51st St	0.71mi	—/—	1,458 (-13%)	23mo	$650,000	$446	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.27% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.56×
• Total profit: $156,878
• Equity at exit: $304,038

10-year hold

• IRR: 15.8%
• Equity multiple: 2.77×
• Total profit: $496,273
• Equity at exit: $376,563

Cash invested: $280,000 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 757
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $11,352 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$534 /mo · $6,409/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,384
• Net cashflow: $2,773

Break-even live

Break-even rent $7,842

Max offer price $1,000,000

Occupancy floor 71%

Sensitivity live

Price	-10% $3,339	-5% $3,056	+0% $2,773	+5% $2,490	+10% $2,207
Rent	-10% $1,876	-5% $2,325	+0% $2,773	+5% $3,222	+10% $3,670
Rate	-1.0pp $3,277	-0.5pp $3,028	base $2,773	+0.5pp $2,514	+1.0pp $2,250

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1.5	$11,352
Total (3 units)			$11,352

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$8,846	$3.33	0d	19	1.32mi

Listing history 26 events

1. 2026-06-21
   days on market $1,000,000 Active 93 DOM
2. 2026-06-18
   days on market $1,000,000 Active 90 DOM
3. 2026-06-17
   days on market $1,000,000 Active 89 DOM
4. 2026-06-16
   days on market $1,000,000 Active 88 DOM
5. 2026-06-15
   days on market $1,000,000 Active 87 DOM
6. 2026-06-13
   days on market $1,000,000 Active 85 DOM
7. 2026-06-09
   days on market $1,000,000 Active 81 DOM
8. 2026-06-08
   days on market $1,000,000 Active 80 DOM
9. 2026-06-08
   price $1,000,000 Active 79 DOM
10. 2026-06-07
    days on market $550,000 Active 79 DOM
11. 2026-06-04
    days on market $550,000 Active 76 DOM
12. 2026-06-03
    days on market $550,000 Active 75 DOM
13. 2026-06-02
    days on market $550,000 Active 74 DOM
14. 2026-06-01
    days on market $550,000 Active 73 DOM
15. 2026-05-31
    days on market $550,000 Active 72 DOM
16. 2026-03-20
    listed $550,000 Active
17. 2025-11-15
    historical
18. 2025-05-15
    listed $650,000
19. 2012-05-17
    soldstatus $39,200 457-char remark

    Show marketing remark (457 chars)

    4 PLEX AS PER TAX ROLL, BUT CURRENTLY A TRI-PLEX. TWO STORY WITH 2 1/1 UNITS DOWNSTAIRS AND 1 2/1 UPSTAIRS. PROPERTY IS CLOSE TO BISCAYNE BLVD, MIDTOWN AND WYNWOOD. BANK OF AMERICA PRE-APPROVAL REQUIRED ON ALL OFFERS. THERE IS A 60 DAY DEED RESTRICTION ON ALL CASH OFFERS. Bank of America, N. A. employees, employees' household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly.

20. 2006-07-17
    soldstatus $210,000
21. 2006-07-13
    soldstatus $210,000
22. 2004-11-15
    soldstatus $150,000
23. 2002-11-12
    soldstatus $120,000
24. 2002-05-29
    soldstatus $47,000
25. 1997-07-24
    soldstatus $70,000
26. 1994-02-16
    soldstatus $25,000

ⓘ 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: $6,409 · $534/mo
• Projected year-2 tax: $8,300 · $692/mo
• Expected delta: +$1,891/yr (+$158/mo · 29.5%)

ⓘ 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 · 29 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: $136,224
• − Mortgage interest: −$56,016
• − Property taxes: −$6,409
• − Insurance: −$5,000
• − Repairs & maintenance: −$10,898
• − Management: −$10,898
• − Depreciation: −$29,091
• Taxable income: $17,912
• Est. tax owed @ 24.0%: −$4,299
• After-tax cash flow: $28,979/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): 29,414
• Household income: $94,036
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 3106.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 54% Two or more races 25% White 24% Black 16% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 10% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 8% Estonian 2% Lithuanian 2%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 5%

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: ▲ 0.27%
• Current HPI: 385.1514
• Rent YoY: ▲ 2.73%
• 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

+2100.0% since first listed

11 events — show timeline

• 2026-03-20 Listed $550,000 Beaches MLS
• 2025-11-15 Listing Removed — Beaches MLS
• 2025-05-15 Listed $650,000 Beaches MLS
• 2012-05-17 Sold (MLS) $39,200 MARMLS
• 2006-07-17 Sold (Public Records) $210,000 Public Records
• 2006-07-13 Sold (MLS) $210,000 MARMLS
• 2004-11-15 Sold (Public Records) $150,000 Public Records
• 2002-11-12 Sold (Public Records) $120,000 Public Records
• 2002-05-29 Sold (Public Records) $47,000 Public Records
• 1997-07-24 Sold (Public Records) $70,000 Public Records
• 1994-02-16 Sold (Public Records) $25,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $6,409 · +3.6% YoY. Source: county tax records.