1426 NE 134th Rd · North Miami, FL 33161

$624,900

4 bd · 2.0 ba · 2,018 sqft · MultiFamily public records · 99 Days on market

Built 1948 Est $878k · 29% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 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: 2 units. confirmed

Listing remarks

Landlord special in the heart of North Miami! 1424 & 1426 NE 134th Rd offer a rare duplex opportunity in the North Miami, known for its tree-lined streets, proximity to Biscayne Bay, and easy access to beaches, shopping, and dining. Both units are currently rented, providing immediate cash flow for savvy investors. Each residence features spacious layouts and the charm of a well-established neighborhood, just minutes from parks, schools, and major highways. Whether you’re expanding your portfolio or seeking steady rental income, this property delivers location, lifestyle, and long-term value. Don’t miss your chance to own in one of North Miami’s most convenient and v

Key facts

• Spacious layouts
• Minutes from parks
• Tree lined streets

Tags

• TREE LINED STREETS
• PROXIMITY TO BISCAYNE BAY
• EASY ACCESS TO BEACHES
• SPACIOUS LAYOUTS
• WELL ESTABLISHED NEIGHBORHOOD
• MINUTES FROM PARKS

Property features AI

Finance

• Financial info: Two total units (building contains 2 units)

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; One story; Resale property
• Construction: Frame construction; Composition/Shingle roof
• Exterior features: Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Central heating (separate meters); Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $712/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $625k).
• Recommended offer: $569k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• 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 (-0.7%/yr); 338 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,270/mo this rent would consume 150% 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 $4k of loan paydown is wiped out by about $19k 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 99 days — a 9% lower offer ($569k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $325k; list at $625k implies a 92% 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: 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 $568,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $877,830
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13185 Emerald Dr	0.40mi	4/4.0	2,300 (+14%)	12mo	$1,000,000	$435	40

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-31,815
• Equity at exit: $93,175

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $7,123
• Equity at exit: $54,030

Cash invested: $174,972 (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: 338
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $7,270 medium
• Mortgage (P&I): −$3,277
• Tax from tax record: −$783 /mo · $9,393/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,527
• Net cashflow: $1,423

Break-even live

Break-even rent $5,469

Max offer price $624,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$7,270
Total (2 units)			$7,270

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: $156,225
• Closing costs: $18,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1942 NE 119th Rd North Miami, FL	4.0	4.5	2920	$22,000	$7.53	7d	1	1.26mi
11445 N Bayshore Dr North Miami, FL	3.0	3.0	2388	$19,900	$8.33	17d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $624,900 Active 99 DOM
2. 2026-06-17
   days on market $624,900 Active 98 DOM
3. 2026-06-16
   days on market $624,900 Active 97 DOM
4. 2026-06-15
   days on market $624,900 Active 96 DOM
5. 2026-06-13
   days on market $624,900 Active 94 DOM
6. 2026-06-09
   days on market $624,900 Active 90 DOM
7. 2026-06-08
   days on market $624,900 Active 89 DOM
8. 2026-06-07
   days on market $624,900 Active 88 DOM
9. 2026-06-04
   pricedays on market $624,900 Active 85 DOM
10. 2026-06-03
    days on market $629,900 Active 84 DOM
11. 2026-06-02
    days on market $629,900 Active 83 DOM
12. 2026-06-01
    days on market $629,900 Active 82 DOM
13. 2026-05-31
    days on market $629,900 Active 81 DOM
14. 2026-01-20
    listed $629,900 Active
15. 2022-06-30
    soldstatus $325,000
16. 1995-08-09
    soldstatus $75,000
17. 1992-08-17
    soldstatus $70,000

ⓘ 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: $9,393 · $783/mo
• Projected year-2 tax: $9,393 · $783/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 (shaded) · 26% 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: $87,240
• − Mortgage interest: −$35,004
• − Property taxes: −$9,393
• − Insurance: −$3,124
• − Repairs & maintenance: −$6,979
• − Management: −$6,979
• − Depreciation: −$18,179
• Taxable income: $7,581
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $15,258/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• 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

+799.9% since first listed

4 events — show timeline

• 2026-01-20 Listed $629,900 Beaches MLS
• 2022-06-30 Sold (Public Records) $325,000 Public Records
• 1995-08-09 Sold (Public Records) $75,000 Public Records
• 1992-08-17 Sold (Public Records) $70,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $9,393 · +2.4% YoY. Source: county tax records.