1419 SW 22nd Ave · Miami, FL 33145

$1,455,000

8 bd · 4.0 ba · 2,755 sqft · MultiFamily public records · 4 Days on market

Built 1995

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +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

Rare turnkey fourplex in Shenandoah Area. Exceptional Location close to Coral Way built in 1995 with off street parking, all units have washer/dryer hookups & central ACs. Building certification was completed in 2026.Strong cash flow with upside potential on rents. All units are in excellent condition; most kitchen and bathrooms have been upgraded. Please provide proof of funds prior to scheduling appointment, all appointments are Monday through Friday with 24-hour notice. Please DO NOT DISTURB TENANTS. PRICE IS FIRM

Key facts

• Turnkey fourplex
• Off street parking
• Central acs

Tags

• TURNKEY FOURPLEX
• OFF STREET PARKING
• WASHER DRYER HOOKUPS
• CENTRAL ACS
• UPGRADED KITCHEN
• UPGRADED BATHROOMS

Property features AI

Finance

• Other: Rent may include gardener, sewer, trash collection and water; Cable service available
• Financial info: Some units currently leased; Typical actual rent listed around $2,200 per unit

Exterior

• Parking: 6 parking spaces total; Designated parking spaces for units
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer
• Home design: 2-story building; Resale property; Flat roof and Spanish tile roof elements; Block and stucco construction
• Construction: Built with block and stucco; Flat roof and Spanish tile
• Exterior features: Fenced; Exterior lighting

Interior

• Kitchen: Range; Refrigerator; Kitchen in at least one unit
• Bedrooms: Multiple 2-bedroom units (each unit is 2 bedrooms)
• Flooring: Concrete floors; Tile floors
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Blinds; Sliding windows; Impact-resistant glass
• Laundry & utility: Washer in units; Dryer in units; Electric meter for each unit; Circuit breaker; Smoke detectors

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/2.5-bath units multifamily listed at $1.46M.

Deal economics

• At list price, monthly cash flow is $7k ($78k/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 $1.46M).
• Cap rate 11.7% 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); 225 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $19,409/mo this rent would consume 315% of the median local household income ($74k/yr) (locally 1517% 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 $10k of loan paydown is wiped out by about $44k 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 (-3.0% appreciation + 2.7% rent growth), your $407k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $600k; list at $1.46M implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,455,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.33% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $884,355
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 SW 16th Ter	0.50mi	8/5.0	2,652 (-4%)	8mo	$850,000	$321	60

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 · 2.73% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $174,282
• Equity at exit: $216,945

10-year hold

• IRR: 19.7%
• Equity multiple: 2.63×
• Total profit: $663,762
• Equity at exit: $125,802

Cash invested: $407,400 (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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 25.0×

Monthly cashflow live

• Estimated rent: $19,409 medium
• Mortgage (P&I): −$7,630
• Tax from tax record: −$568 /mo · $6,821/yr
• Insurance: −$606
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,076
• Net cashflow: $6,528

Break-even live

Break-even rent $11,145

Max offer price $1,455,000

Occupancy floor 61%

Sensitivity live

Price	-10% $7,352	-5% $6,940	+0% $6,528	+5% $6,116	+10% $5,705
Rent	-10% $4,995	-5% $5,762	+0% $6,528	+5% $7,295	+10% $8,062
Rate	-1.0pp $7,261	-0.5pp $6,898	base $6,528	+0.5pp $6,151	+1.0pp $5,768

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	2.5	$19,408
Total (4 units)			$19,409

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: $363,750
• Closing costs: $43,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $1,455,000 Active 4 DOM
2. 2026-06-17
   remarks 524-char remark
3. 2026-06-17
   listed $1,455,000 Active 1 DOM

ⓘ 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: $6,821 · $568/mo
• Projected year-2 tax: $12,076 · $1,006/mo
• Expected delta: +$5,255/yr (+$438/mo · 77.0%)

ⓘ 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 · 29 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: $232,908
• − Mortgage interest: −$81,503
• − Property taxes: −$6,821
• − Insurance: −$7,275
• − Repairs & maintenance: −$18,633
• − Management: −$18,633
• − Depreciation: −$42,327
• Taxable income: $57,717
• Est. tax owed @ 24.0%: −$13,852
• After-tax cash flow: $64,487/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% 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: ▼ -657.80%
• Current HPI: 485.4573
• 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

+1663.6% since first listed

14 events — show timeline

• 2026-06-17 Listed $1,455,000 MARMLS
• 2025-08-04 Rental Removed $2,200 MARMLS
• 2025-06-19 Listed for Rent $2,200 MARMLS
• 2019-10-18 Pending — MARMLS
• 2018-10-17 Sold (Public Records) $600,000 Public Records
• 2018-10-02 Pending — MARMLS
• 2018-10-02 Listing Removed — MARMLS
• 2018-09-18 Relisted — MARMLS
• 2018-09-17 Pending — MARMLS
• 2018-09-02 Relisted — MARMLS
• 2018-08-31 Pending — MARMLS
• 2018-08-30 Listed $600,000 MARMLS
• 1982-11-01 Sold (Public Records) $1,333,333 Public Records
• 1978-07-01 Sold (Public Records) $82,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,821 · -46.4% YoY. Source: county tax records.