516 SW 7th Ct · Miami, FL 33130

$1,175,000

4 bd · 4.0 ba · 3,400 sqft · MultiFamily public records · 55 Days on market

Built 1939

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

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

Listing remarks

Exceptional 4-plex available in Miami's dynamic Little Havana/West Brickell corridor. This fully occupied property features three 1BD/1BA and one 3BD/2BA, with 5 off-street parking spaces and a backyard. Generating $7800/month in rent with long term/stable tenants in place. Located on a tranquil street, steps from SW 8th St (Calle Ocho), minutes from Brickell's financial core, I-95 & 836, and within 2 miles from Jackson/UM Medical campus, this corridor is experiencing active transformation due to it's key location. Great opportunity to acquire a versatile investment with ability to utilize 3BD for own residence.

Key facts

• Backyard
• Steps from sw 8th st
• 5 parking spots

Tags

• OFF-STREET PARKING SPACES
• BACKYARD
• STEPS FROM SW 8TH ST
• MINUTES FROM BRICKELL

Property features AI

Finance

• Other: Zoning description: 3900; Lot size: Less than quarter acre
• Financial info: Total actual rent: $93,600; Operating expenses: $25,850; Unit rents: $2,000 (3-bed), $1,800 (1-bed), $2,000 (1-bed) — units are month-to-month; Rent includes sewer, trash collection, and water

Exterior

• Parking: Five parking spaces; Designated parking spaces for units
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story property; Resale
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Open patio; Porch; Shed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One 3-bedroom unit (month-to-month); One 1-bedroom unit (month-to-month); Two 1-bedroom units (month-to-month)
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms in the 3-bedroom unit; One full bathroom in each 1-bedroom unit
• Heating & cooling: Electric cooling; Wall/window air conditioning units
• Interior features: Blinds; Metal window frames; Single-hung windows; Sliding windows
• Laundry & utility: Air conditioning units (wall/window type); Cable available

What this means for you Summary

Snapshot

• This is a 3×1bd/1.0ba + 1×3bd/2.0ba units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.18M).
• Recommended offer: $1.14M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 soft (-0.5%/yr); 639 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $18,514/mo this rent would consume 364% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $8k of loan paydown is wiped out by about $21k 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.
• At projected returns (-1.8% appreciation + 0.0% rent growth), your $329k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,139,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.58% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.78×
• Total profit: $257,391
• Equity at exit: $239,736

10-year hold

• IRR: 23.1%
• Equity multiple: 2.94×
• Total profit: $637,549
• Equity at exit: $215,982

Cash invested: $329,000 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $18,514 medium
• Mortgage (P&I): −$6,162
• Tax from tax record: −$1,045 /mo · $12,538/yr
• Insurance: −$490
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,888
• Net cashflow: $6,930

Break-even live

Break-even rent $9,742

Max offer price $1,175,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$13,197
1× unit	3	2	$5,317
Total (4 units)			$18,514

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: $293,750
• Closing costs: $35,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 SW 3rd St #12 Miami, FL	3.0	3.5	2418	$18,000	$7.44	4d	1	0.74mi
88 SW 7th St #4203 Miami, FL	4.0	4.5	3626	$29,000	$8.00	24d	1	0.81mi
88 SW 7th St #4203 Miami, FL	4.0	4.5	3900	$29,000	$7.44	3d	1	0.81mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$29,867	$8.09	10d	2	0.95mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$31,333	$8.99	24d	2	0.95mi
1000 Brickell Plz Miami, FL	3.0–6.0	4.5–5.5	3795	$28,667	$7.55	3d	2	0.95mi
1651 SW 13th Ave Miami, FL	5.0	5.5	4496	$22,500	$5.00	24d	1	0.99mi
1898 S Miami Ave Miami, FL	5.0	5.5	4106	$19,900	$4.85	24d	1	1.04mi
200 Biscayne Boulevard Way #5001 Miami, FL	3.0	3.5	2457	$20,000	$8.14	24d	1	1.12mi
300 Biscayne Blvd Unit 3801 Miami, FL	4.0	4.5	3657	$35,900	$9.82	24d	1	1.18mi
1643 Brickell Ave Miami, FL	4.0	5.5	4880	$26,250	$5.38	3d	2	1.20mi
300 Biscayne Boulevard Way #3604 Miami, FL	3.0	5.5	3536	$37,000	$10.46	22d	1	1.20mi
300 Biscayne Boulevard Way Miami, FL	4.0	5.5	3536	$30,000	$8.48	24d	1	1.21mi
300 Biscayne Boulevard Way Unit 2601E Miami, FL	5.0	5.5	3663	$45,000	$12.29	24d	1	1.22mi
300 Biscayne Boulevard Way #4404 Miami, FL	3.0	5.5	3536	$34,000	$9.62	24d	1	1.22mi
300 Biscayne Boulevard Way Unit 3203 Miami, FL	3.0	4.5	3078	$32,000	$10.40	24d	1	1.22mi
300 Biscayne Boulevard Way Unit 901E Miami, FL	4.0	4.5	3247	$45,000	$13.86	24d	1	1.22mi
300 Biscayne Boulevard Way Unit 1904C Miami, FL	4.0	5.5	3536	$27,500	$7.78	24d	1	1.22mi
300 Biscayne Boulevard Way Unit 3404C Miami, FL	4.0	5.5	3536	$25,000	$7.07	19d	1	1.22mi
300 Biscayne Boulevard Way Unit 4201E Miami, FL	5.0	5.5	3575	$39,500	$11.05	24d	1	1.22mi
300 S Biscayne Blvd Apt 3201 Miami, FL	5.0	5.5	3994	$38,000	$9.51	24d	1	1.23mi
2760 Brickell Ct Unit 2760 Miami, FL	5.0	5.0	3698	$25,000	$6.76	24d	1	1.33mi
851 NE 2nd Ave Miami, FL	5.0	5.0	3312	$27,500	$8.30	24d	1	1.39mi
175 SE 25th Rd Unit 3302 Miami, FL	4.0	4.5	2752	$37,000	$13.44	24d	1	1.41mi
1000 Biscayne Blvd Miami, FL	4.0–6.0	5.5–6.5	6500	$35,000	$5.38	16d	3	1.48mi
1040 Biscayne Blvd Miami, FL	3.0	3.5	2581	$19,500	$7.56	24d	1	1.49mi

Listing history 1 events

1. 2026-04-01
   listed $1,175,000 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: $12,538 · $1,045/mo
• Projected year-2 tax: $12,538 · $1,045/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥103°F today · 32 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: $222,168
• − Mortgage interest: −$65,818
• − Property taxes: −$12,538
• − Insurance: −$5,875
• − Repairs & maintenance: −$17,773
• − Management: −$17,773
• − Depreciation: −$34,182
• Taxable income: $68,208
• Est. tax owed @ 24.0%: −$16,370
• After-tax cash flow: $66,788/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

1 event — show timeline

• 2026-04-01 Listed $1,175,000 MARMLS

Property tax history

+7.8%/yr

Latest (2025): $12,538 · +10.7% YoY. Source: county tax records.