2915 Segovia St · Coral Gables, FL 33134

$1,299,000

4 bd · 4.0 ba · 2,496 sqft · MultiFamily public records · 8 Days on market

Built 1948 5,500 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

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

2915 Segovia is a single family lot with a detached garage on it. See attached Offering Memorandum for further details.

Key facts

• Adjacent parcel
• Luxury townhomes
• Luxury sfh

Tags

• EXISTING RENTED DUPLEX
• ADJACENT PARCEL
• LUXURY TOWNHOMES
• LUXURY SFH

Property features AI

Finance

• Financial info: Annual property taxes listed for 2025

Exterior

• Utilities: Lot size approximately 5,500 sq ft (0.126 acres)
• Home design: Single lot
• Construction: Zoning code: 5900
• Exterior features: Property faces west

Interior

• Interior features: Site plan filed

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $859k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $752k (42.1% below list).
• Recommended offer: $752k (42.1% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 0.6% in Coral Gables — 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 84/100 on livability (#31 in FL, #646 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: 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: George W. Carver Elementary School (math 72% / reading 77%, grade A, #230 of 2,144 statewide, top 12%, 566 students, 28% FRL); Ponce De Leon Middle School (math 36% / reading 55%, grade D+, #305 of 571 statewide, top 54%, 888 students, 60% FRL); Coral Gables Senior High School (math 31% / reading 53%, grade F, #275 of 667 statewide, top 42%, 2,824 students, 52% FRL) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 306 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,522/mo this rent would consume 90% of the median local household income ($100k/yr) (locally 1812% 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 $39k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y 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 $390k; list at $1.30M implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $752,200 (42.1% 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.22%
• DSCR: 0.63
• GRM: 14.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -32.9%
• Equity multiple: -0.06×
• Total profit: $-384,811
• Equity at exit: $193,685

10-year hold

• IRR: -52.5%
• Equity multiple: -0.65×
• Total profit: $-601,000
• Equity at exit: $112,314

Cash invested: $363,720 (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 33134

• Rents YoY: 0.9%
• Active inventory: 306
• Price-to-rent: 28.8×

Monthly cashflow live

• Estimated rent: $7,522 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$1,080 /mo · $12,964/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,580
• Net cashflow: $-2,491

Break-even live

Break-even rent $10,676

Max offer price $858,896

Occupancy floor —

Sensitivity live

Price	-10% $-1,756	-5% $-2,124	+0% $-2,491	+5% $-2,859	+10% $-3,227
Rent	-10% $-3,086	-5% $-2,788	+0% $-2,491	+5% $-2,194	+10% $-1,897
Rate	-1.0pp $-1,837	-0.5pp $-2,161	base $-2,491	+0.5pp $-2,828	+1.0pp $-3,170

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$7,522
Total (2 units)			$7,522

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Salzedo St Coral Gables, FL	2.0–3.0	2.5–4.5	2236	$25,000	$11.18	0d	77	0.42mi
231 Fluvia Ave Coral Gables, FL	4.0	3.0	2948	$19,500	$6.61	24d	1	0.61mi
1225 Alhambra Cir Coral Gables, FL	4.0	3.0	2024	$20,000	$9.88	19d	1	1.14mi
1225 Alhambra Cir Coral Gables, FL	4.0	3.0	2024	$20,000	$9.88	9d	1	1.14mi
3110 Elizabeth St #3110 Miami, FL	4.0	4.5	2757	$18,000	$6.53	5d	1	1.31mi
3110 Elizabeth St Miami, FL	4.0	4.5	2757	$18,000	$6.53	26d	1	1.32mi
1233 Alegriano Ave Coral Gables, FL	4.0	3.5	3055	$19,500	$6.38	19d	1	1.32mi

Listing history 18 events

1. 2026-05-21
   status Pending
2. 2026-05-13
   listed $1,299,000 Active
3. 2020-11-10
   soldstatus $390,000 Closed 119-char remark

   Show marketing remark (119 chars)

   2915 Segovia is a single family lot with a detached garage on it. See attached Offering Memorandum for further details.

4. 2020-09-18
   status Pending 119-char remark

   Show marketing remark (119 chars)

   2915 Segovia is a single family lot with a detached garage on it. See attached Offering Memorandum for further details.

5. 2020-07-07
   listed $425,000 Active 119-char remark

   Show marketing remark (119 chars)

   2915 Segovia is a single family lot with a detached garage on it. See attached Offering Memorandum for further details.

6. 2020-06-29
   soldstatus $492,225
7. 2020-06-25
   soldstatus $656,250 6-char remark

   Show marketing remark (6 chars)

   Duplex

8. 2020-05-17
   historical
9. 2020-05-17
   historical
10. 2020-02-20
    listed $725,000 6-char remark

    Show marketing remark (6 chars)

    Duplex

11. 2020-02-20
    listed $425,000 Active

    Show marketing remark (6 chars)

    Duplex

12. 2020-02-20
    listed $725,000 Active

    Show marketing remark (6 chars)

    Duplex

13. 2019-10-01
    historical
14. 2019-04-01
    listed $1,995,000
15. 2017-07-17
    historical
16. 2016-11-07
    listed $2,300,000
17. 2014-03-13
    soldstatus $473,000
18. 1992-11-12
    soldstatus $275,000

ⓘ 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: $12,964 · $1,080/mo
• Projected year-2 tax: $12,964 · $1,080/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 · 25 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: $90,264
• − Mortgage interest: −$72,764
• − Property taxes: −$12,964
• − Insurance: −$6,495
• − Repairs & maintenance: −$7,221
• − Management: −$7,221
• − Depreciation: −$37,789
• Taxable loss: −$54,191
• Est. tax savings @ 24.0%: +$13,006
• After-tax cash flow: $-16,890/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 — Coral Gables

• Score: 84/100
• State rank: #31
• US rank: #646

Category grades

Amenities B- Commute A+ Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coral Gables, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 57,226
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,174
• Household income: $99,766
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1812.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 45% White 21% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 41% Dominican 1% Salvadoran 2%
• Common ancestry: Lithuanian 2% Russian 2% Romanian 1%
• Foreign-born: 55% · Canada, Jamaica, Dominican Republic
• Languages at home: 22% English-only · Spanish 71% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -1014.50%
• Current HPI: 402.6405
• Rent YoY: ▲ 0.92%
• 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

+372.4% since first listed

18 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-05-13 Listed $1,299,000 MARMLS
• 2020-11-10 Sold (MLS) $390,000 MARMLS
• 2020-09-18 Pending — MARMLS
• 2020-07-07 Listed $425,000 MARMLS
• 2020-06-29 Sold (Public Records) $492,225 Public Records
• 2020-06-25 Sold (MLS) $656,250 MARMLS
• 2020-05-17 Listing Removed — MARMLS
• 2020-05-17 Listing Removed — MARMLS
• 2020-02-20 Listed $725,000 MARMLS
• 2020-02-20 Listed $425,000 MARMLS
• 2020-02-20 Listed $725,000 MARMLS
• 2019-10-01 Listing Removed — MARMLS
• 2019-04-01 Listed $1,995,000 MARMLS
• 2017-07-17 Listing Removed — MARMLS
• 2016-11-07 Listed $2,300,000 MARMLS
• 2014-03-13 Sold (Public Records) $473,000 Public Records
• 1992-11-12 Sold (Public Records) $275,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $12,964 · +6.1% YoY. Source: county tax records.