452 NE 30th St · Miami, FL 33137

$2,990,000

5 bd · 4.0 ba · 2,781 sqft · MultiFamily public records · 48 Days on market

Built 1925

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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 +5.6/30.0
• 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
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Multi-family units

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

Listing remarks

Corner lot in the heart of Edgewater’s urban core. Zoned T6-36a-L under Miami 21 by-right multifamily, boutique hotel, or short-term rental development with no rezoning required. Up to 66,000 buildable SF (FAR 12). Triple street frontage on a 5,500 SF lot. Existing fourplex sold AS-IS. No tenants, no leases. Immediate development potential upon closing or hold as income property. Located steps from Biscayne Bay, Wynwood, Midtown Miami, and the Design District. Excellent highway access via I-95/I-195. Buyer to verify all zoning and development potential with City of Miami.

Key facts

• Buildable sf
• Zoned t6-36a-l
• Existing fourplex

Tags

• CORNER LOT
• ZONED T6-36A-L
• BUILDABLE SF
• TRIPLE STREET FRONTAGE
• EXISTING FOURPLEX
• STEPS FROM BISCAYNE BAY

Property features AI

Exterior

• Parking: Total of 6 parking spaces; Combination of open parking and other parking types
• Utilities: Public water; Public sewer; Cable available
• Home design: Multifamily property; 2-story building; Resale
• Construction: Block construction
• Exterior features: Patio/porch on one unit; Less than quarter acre lot

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units; One 4-bedroom unit (includes patio/porch)
• Flooring: Ceramic tile; Laminate
• Bathrooms: Four units each with 1 full bathroom; One unit with 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile and laminate flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.8-bath units multifamily listed at $2.99M.

Deal economics

• At list price, monthly cash flow is $-6k ($-76k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $1.87M (37.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.86M (37.7% below list).
• Recommended offer: $1.86M (37.7% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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 rising (+2.7%/yr); 757 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $18,624/mo this rent would consume 238% of the median local household income ($94k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($21k loan paydown + $8k 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.
• By year 6, paydown + projected appreciation supports a ~$188k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($2.90M) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y 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 $1.20M; list at $2.99M implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,862,400 (37.7% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.62% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.45×
• Total profit: $-457,908
• Equity at exit: $909,075

10-year hold

• IRR: -5.5%
• Equity multiple: 0.40×
• Total profit: $-501,681
• Equity at exit: $1,125,922

Cash invested: $837,200 (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: 53.5×

Monthly cashflow live

• Estimated rent: $18,624 medium
• Mortgage (P&I): −$15,680
• Tax from tax record: −$4,069 /mo · $48,832/yr
• Insurance: −$1,246
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,911
• Net cashflow: $-6,349

Break-even live

Break-even rent $26,660

Max offer price $1,868,509

Occupancy floor —

Sensitivity live

Price	-10% $-4,656	-5% $-5,502	+0% $-6,349	+5% $-7,195	+10% $-8,041
Rent	-10% $-7,820	-5% $-7,084	+0% $-6,349	+5% $-5,613	+10% $-4,877
Rate	-1.0pp $-4,843	-0.5pp $-5,588	base $-6,349	+0.5pp $-7,123	+1.0pp $-7,912

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.8	$18,624
Total (4 units)			$18,624

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: $747,500
• Closing costs: $89,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
480 NE 31st St Miami, FL	4.0	4.5	2379	$19,000	$7.99	25d	1	0.11mi
650 NE 32nd St Miami, FL	4.0	5.0	3341	$21,500	$6.44	25d	1	0.17mi
700 NE 26th Ter #2901 Miami, FL	4.0	4.5	2368	$25,500	$10.77	25d	1	0.24mi
700 NE 26th Ter #4403 Miami, FL	4.0	6.0	3788	$30,000	$7.92	15d	1	0.24mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$18,877	$7.12	3d	19	0.31mi
725 NE 24th St #4007 Miami, FL	4.0	5.5	2582	$20,000	$7.75	16d	1	0.34mi
700 NE 24th St Ph 5801 Miami, FL	4.0	5.5	3215	$40,000	$12.44	25d	1	0.36mi
700 NE 24th St Unit 1601 Miami, FL	4.0	5.5	2530	$29,995	$11.86	25d	1	0.36mi
700 NE 24th St Unit 5904 Miami, FL	4.0	5.0	3812	$40,000	$10.49	25d	1	0.36mi
121 NE 34th St Miami, FL	4.0	5.0	2648	$25,000	$9.44	25d	1	0.36mi
711 NE 23rd Ter Unit 607 Miami, FL	4.0	5.5	2216	$19,500	$8.80	25d	1	0.39mi
788 NE 23rd St Miami, FL	3.0–4.0	4.0–4.5	2322	$26,000	$11.20	25d	2	0.44mi
4675 NE 2nd Ave Miami, FL	5.0	3.0	2248	$27,500	$12.23	3d	1	0.94mi
4675 NE 2nd Ave Miami, FL	5.0	3.0	2248	$27,500	$12.23	4d	1	0.94mi
145 NE 49th St Unit A Miami, FL	5.0	5.0	3193	$27,500	$8.61	25d	1	1.12mi

Listing history 50 events

1. 2026-06-21
   days on market $2,990,000 Active 48 DOM
2. 2026-06-18
   days on market $2,990,000 Active 45 DOM
3. 2026-06-17
   days on market $2,990,000 Active 44 DOM
4. 2026-06-16
   days on market $2,990,000 Active 43 DOM
5. 2026-06-15
   days on market $2,990,000 Active 42 DOM
6. 2026-06-13
   days on market $2,990,000 Active 40 DOM
7. 2026-06-09
   days on market $2,990,000 Active 36 DOM
8. 2026-06-08
   days on market $2,990,000 Active 35 DOM
9. 2026-06-07
   days on market $2,990,000 Active 34 DOM
10. 2026-06-04
    days on market $2,990,000 Active 31 DOM
11. 2026-06-03
    days on market $2,990,000 Active 30 DOM
12. 2026-06-02
    days on market $2,990,000 Active 29 DOM
13. 2026-06-01
    days on market $2,990,000 Active 28 DOM
14. 2026-05-31
    days on market $2,990,000 Active 27 DOM
15. 2026-05-05
    historical
16. 2026-05-04
    listed $2,990,000 Active
17. 2026-04-17
    listed $2,990,000 Active
18. 2024-05-01
    historical $5,000
19. 2024-04-27
    listed $5,000
20. 2024-01-29
    historical $5,000
21. 2024-01-19
    listed $5,000
22. 2022-11-18
    soldstatus $1,200,000
23. 2021-03-15
    historical
24. 2021-01-08
    listed $1,300,000 Active
25. 2021-01-07
    historical
26. 2020-09-22
    status Active
27. 2020-09-22
    price $1,300,000
28. 2020-08-31
    historical Active Under Contract
29. 2020-07-28
    price $1,250,000
30. 2020-07-27
    listed $1,200,000 Active
31. 2020-07-01
    historical
32. 2020-07-01
    historical
33. 2020-05-20
    status Active
34. 2020-03-10
    historical Active Under Contract
35. 2020-03-10
    historical Active Under Contract
36. 2020-01-21
    price $1,200,000
37. 2019-09-13
    price $1,300,000
38. 2019-08-21
    price $1,500,000
39. 2019-07-23
    price $1,700,000
40. 2019-07-02
    listed $2,000,000 Active
41. 2019-07-02
    listed $1,200,000 Active
42. 2019-02-28
    historical
43. 2018-10-01
    listed $2,500,000 Active
44. 2016-05-16
    soldstatus $1,200,000
45. 2016-01-19
    listed $1,250,000
46. 2015-02-01
    historical
47. 2014-11-18
    price $1,149,000
48. 2014-09-09
    status Active
49. 2014-08-12
    price $1,290,000 Temporarily Off Market
50. 2014-08-12
    historical

ⓘ 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: $48,832 · $4,069/mo
• Projected year-2 tax: $48,832 · $4,069/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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: $223,488
• − Mortgage interest: −$167,486
• − Property taxes: −$48,832
• − Insurance: −$15,747
• − Repairs & maintenance: −$17,879
• − Management: −$17,879
• − Depreciation: −$86,982
• Taxable loss: −$131,317
• Est. tax savings @ 24.0%: +$31,516
• After-tax cash flow: $-44,666/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

+2831.4% since first listed

46 events — show timeline

• 2026-05-05 Listing Removed — MARMLS
• 2026-05-04 Listed $2,990,000 MARMLS
• 2026-04-17 Listed $2,990,000 MARMLS
• 2024-05-01 Rental Removed $5,000 MARMLS
• 2024-04-27 Listed for Rent $5,000 MARMLS
• 2024-01-29 Rental Removed $5,000 MARMLS
• 2024-01-19 Listed for Rent $5,000 MARMLS
• 2022-11-18 Sold (Public Records) $1,200,000 Public Records
• 2021-03-15 Listing Removed — MARMLS
• 2021-01-08 Listed $1,300,000 MARMLS
• 2021-01-07 Listing Removed — MARMLS
• 2020-09-22 Relisted — MARMLS
• 2020-09-22 Price Changed $1,300,000 MARMLS
• 2020-08-31 Contingent — MARMLS
• 2020-07-28 Price Changed $1,250,000 MARMLS
• 2020-07-27 Listed $1,200,000 MARMLS
• 2020-07-01 Listing Removed — MARMLS
• 2020-07-01 Listing Removed — MARMLS
• 2020-05-20 Relisted — MARMLS
• 2020-03-10 Contingent — MARMLS
• 2020-03-10 Contingent — MARMLS
• 2020-01-21 Price Changed $1,200,000 MARMLS
• 2019-09-13 Price Changed $1,300,000 MARMLS
• 2019-08-21 Price Changed $1,500,000 MARMLS
• 2019-07-23 Price Changed $1,700,000 MARMLS
• 2019-07-02 Listed $1,200,000 MARMLS
• 2019-07-02 Listed $2,000,000 MARMLS
• 2019-02-28 Listing Removed — MARMLS
• 2018-10-01 Listed $2,500,000 MARMLS
• 2016-05-16 Sold (MLS) $1,200,000 MARMLS
• 2016-01-19 Listed $1,250,000 MARMLS
• 2015-02-01 Listing Removed — MARMLS
• 2014-11-18 Price Changed $1,149,000 MARMLS
• 2014-09-09 Relisted — MARMLS
• 2014-08-12 Listing Removed — MARMLS
• 2014-08-12 Price Changed $1,290,000 MARMLS
• 2014-04-15 Price Changed $999,000 MARMLS
• 2013-10-17 Price Changed $850,000 MARMLS
• 2013-09-24 Listed $999,000 MARMLS
• 2012-10-20 Sold (Public Records) $545,000 Public Records
• 2012-10-10 Sold (MLS) $545,000 MARMLS
• 2012-09-17 Listed $599,000 MARMLS
• 2001-03-27 Sold (Public Records) $219,000 Public Records
• 1999-05-07 Sold (Public Records) $180,000 Public Records
• 1998-02-19 Sold (Public Records) $120,000 Public Records
• 1986-02-01 Sold (Public Records) $102,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $48,832 · +4.5% YoY. Source: county tax records.