11330 Peachtree Dr · Biscayne Park, FL 33161

$899,000

7 bd · 3.0 ba · 3,079 sqft · MultiFamily public records · 102 Days on market

Built 1981

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Prime Investment Opportunity in North Miami! This income producing triplex is a standout! Ideally located right between Miami Shores and Biscayne Park , in a high growth area with significant city investment planned over the next few years. The property features a 2021 roof, updated kitchens and bathrooms, durable vinyl flooring, and modern appliances. Currently rented to long term tenants, this property delivers a strong cap rate. Don’t miss this chance to capitalize on North Miami’s growth potential!

Key facts

• 4 parking spots
• Built 1981
• Listed 102 days

Property features AI

Finance

• Other: Rent includes gardener
• Financial info: Total annual rental income reported: $76,800; Unit rents reported: two units at $2,000/month, one unit at $2,400/month; Two units are leased; one unit is month-to-month
• HOA & community:

Exterior

• Parking: Total of 4 parking spaces; Open parking for individual units
• Security:
• Utilities: Cable available; Public sewer
• Home design: 2-story building; Resale property; Zoning: 5700
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; Open parking

Interior

• Kitchen:
• Bedrooms: Three 2-bedroom units (each unit listed with 2 bedrooms)
• Flooring: Vinyl
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Vinyl flooring
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $899k).
• Recommended offer: $818k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#208 in FL, #3,222 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities 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: W. J. Bryan Elementary (math 28% / reading 40%, grade F, #1,744 of 2,144 statewide, top 82%, 622 students, 75% FRL); North Miami Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 807 students, 71% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-23 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 (-0.7%/yr); 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $11,787/mo this rent would consume 243% of the median local household income ($58k/yr) (locally 3226% 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 $6k of loan paydown is wiped out by about $27k 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 102 days — a 9% lower offer ($818k) is reasonable based on typical stale-listing flexibility.
• 7 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 $770k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $818,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.31% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 6.4

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: 2.6%
• Equity multiple: 1.09×
• Total profit: $23,845
• Equity at exit: $134,044

10-year hold

• IRR: 9.0%
• Equity multiple: 1.60×
• Total profit: $150,351
• Equity at exit: $77,729

Cash invested: $251,720 (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 33161

• Rents YoY: -0.7%
• Active inventory: 340
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $11,787 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,020 /mo · $12,246/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,475
• Net cashflow: $3,202

Break-even live

Break-even rent $7,734

Max offer price $899,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,711	-5% $3,457	+0% $3,202	+5% $2,948	+10% $2,693
Rent	-10% $2,271	-5% $2,737	+0% $3,202	+5% $3,668	+10% $4,133
Rate	-1.0pp $3,655	-0.5pp $3,431	base $3,202	+0.5pp $2,969	+1.0pp $2,732

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$11,787
Total (3 units)			$11,787

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 NE 101st St Miami Shores, FL	6.0	6.0	4010	$29,500	$7.36	14d	1	0.85mi
1234 NE 101st St Miami Shores, FL	6.0	6.0	4010	$29,500	$7.36	12d	1	0.85mi
9101 N Bayshore Dr Miami, FL	6.0	5.0	3446	$38,500	$11.17	26d	1	1.45mi

Listing history 37 events

1. 2026-06-21
   days on market $899,000 Active 102 DOM
2. 2026-06-18
   days on market $899,000 Active 99 DOM
3. 2026-06-17
   days on market $899,000 Active 98 DOM
4. 2026-06-16
   days on market $899,000 Active 97 DOM
5. 2026-06-15
   days on market $899,000 Active 96 DOM
6. 2026-06-13
   days on market $899,000 Active 94 DOM
7. 2026-06-09
   days on market $899,000 Active 90 DOM
8. 2026-06-08
   days on market $899,000 Active 89 DOM
9. 2026-06-07
   days on market $899,000 Active 88 DOM
10. 2026-06-04
    days on market $899,000 Active 85 DOM
11. 2026-06-03
    days on market $899,000 Active 84 DOM
12. 2026-06-02
    days on market $899,000 Active 83 DOM
13. 2026-06-01
    days on market $899,000 Active 82 DOM
14. 2026-05-31
    days on market $899,000 Active 81 DOM
15. 2026-04-22
    price $899,000
16. 2026-03-11
    listed $910,000 Active
17. 2026-03-03
    historical
18. 2026-01-27
    price $910,000
19. 2025-09-04
    listed $949,000 Active
20. 2025-08-31
    historical
21. 2025-05-21
    price $949,000
22. 2025-05-09
    status Active
23. 2025-04-22
    historical Active Under Contract
24. 2025-02-26
    price $960,000
25. 2025-01-13
    listed $990,000 Active
26. 2024-10-05
    historical
27. 2024-07-01
    price $990,000
28. 2024-05-20
    price $1,020,000
29. 2024-01-30
    listed $1,070,000 Active
30. 2024-01-10
    historical
31. 2023-11-22
    listed $1,170,000 Active
32. 2022-08-31
    soldstatus $770,000
33. 2022-08-26
    soldstatus $770,000 Closed
34. 2022-08-18
    status Pending
35. 2022-06-14
    price $789,000
36. 2022-06-02
    price $770,000
37. 2022-05-23
    listed $789,000 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: $12,246 · $1,020/mo
• Projected year-2 tax: $12,246 · $1,020/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $141,444
• − Mortgage interest: −$50,358
• − Property taxes: −$12,246
• − Insurance: −$4,495
• − Repairs & maintenance: −$11,316
• − Management: −$11,316
• − Depreciation: −$26,153
• Taxable income: $25,561
• Est. tax owed @ 24.0%: −$6,135
• After-tax cash flow: $32,292/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 — Biscayne Park

• Score: 77/100
• State rank: #208
• US rank: #3222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+13.9% since first listed

23 events — show timeline

• 2026-04-22 Price Changed $899,000 MARMLS
• 2026-03-11 Listed $910,000 MARMLS
• 2026-03-03 Listing Removed — MARMLS
• 2026-01-27 Price Changed $910,000 MARMLS
• 2025-09-04 Listed $949,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-05-21 Price Changed $949,000 MARMLS
• 2025-05-09 Relisted — MARMLS
• 2025-04-22 Contingent — MARMLS
• 2025-02-26 Price Changed $960,000 MARMLS
• 2025-01-13 Listed $990,000 MARMLS
• 2024-10-05 Listing Removed — MARMLS
• 2024-07-01 Price Changed $990,000 MARMLS
• 2024-05-20 Price Changed $1,020,000 MARMLS
• 2024-01-30 Listed $1,070,000 MARMLS
• 2024-01-10 Listing Removed — MARMLS
• 2023-11-22 Listed $1,170,000 MARMLS
• 2022-08-31 Sold (Public Records) $770,000 Public Records
• 2022-08-26 Sold (MLS) $770,000 MARMLS
• 2022-08-18 Pending — MARMLS
• 2022-06-14 Price Changed $789,000 MARMLS
• 2022-06-02 Price Changed $770,000 MARMLS
• 2022-05-23 Listed $789,000 MARMLS

Property tax history

+8.2%/yr

Latest (2025): $12,246 · -0.7% YoY. Source: county tax records.