851 80th St · Miami Beach, FL 33141

$1,500,000

8 bd · 4.0 ba · 4,458 sqft · MultiFamily public records · 198 Days on market

Built 1947

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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
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Completely Remodeled in 2011. 4-Plex with Central AC, Washer and Dryer inside unit, Stainless Steel Appliances, Impact Windows, R39 insulation in attic, Wood and Tile Floor. New electrical and New Plumbing throughout the building. Gated entry, Landscaped exterior with outside patio in common area. Spacious units with 2 bedrooms, large living room, and separate dining room. Walking distance to the beach. Great Building, Best price and location. Good tenants and 4% plus cap.

Key facts

• Strong rental demand
• Two-story building
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• TWO-STORY BUILDING
• STRONG RENTAL DEMAND
• PROXIMITY TO THE BEACH
• FUTURE REDEVELOPMENT POTENTIAL
• QUIET BLOCK

Property features AI

Finance

• Financial info: Rent includes sewer and trash collection

Exterior

• Utilities: Cable available; Public sewer
• Home design: 2-story property; Resale
• Construction: Block construction; Concrete roof
• Exterior features: Less than quarter acre lot

Interior

• Flooring: Hardwood; Wood
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood/Wood flooring

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-6k ($-72k/yr) — negative.
• To cash-flow at today's rent, offer at most $446k (70.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $561k (62.6% below list).
• Recommended offer: $446k (70.3% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 1.5% in Miami Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#108 in FL, #1,672 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: housing C-, amenities D-, 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 flat; 644 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,609/mo this rent would consume 98% of the median local household income ($69k/yr) (locally 3521% 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 $45k 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 198 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $760k; list at $1.50M implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $446,060 (70.3% 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 198 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.37% ✗
• Cap rate: 1.86%
• Cash-on-cash: -15.83%
• DSCR: 0.30
• GRM: 22.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -52.5%
• Equity multiple: -0.52×
• Total profit: $-637,034
• Equity at exit: $223,655

10-year hold

• IRR: —
• Equity multiple: -1.62×
• Total profit: $-1,098,510
• Equity at exit: $129,693

Cash invested: $420,000 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $5,609 medium
• Mortgage (P&I): −$7,866
• Tax from tax record: −$1,480 /mo · $17,758/yr
• Insurance: −$625
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,178
• Net cashflow: $-5,966

Break-even live

Break-even rent $13,161

Max offer price $446,060

Occupancy floor —

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $1,500,000 Active 198 DOM
2. 2026-06-17
   days on market $1,500,000 Active 197 DOM
3. 2026-06-16
   days on market $1,500,000 Active 196 DOM
4. 2026-06-15
   days on market $1,500,000 Active 195 DOM
5. 2026-06-13
   days on market $1,500,000 Active 193 DOM
6. 2026-06-09
   days on market $1,500,000 Active 189 DOM
7. 2026-06-08
   days on market $1,500,000 Active 188 DOM
8. 2026-06-07
   days on market $1,500,000 Active 187 DOM
9. 2026-06-04
   days on market $1,500,000 Active 184 DOM
10. 2026-06-03
    days on market $1,500,000 Active 183 DOM
11. 2026-06-02
    days on market $1,500,000 Active 182 DOM
12. 2026-06-01
    days on market $1,500,000 Active 181 DOM
13. 2026-05-31
    days on market $1,500,000 Active 180 DOM
14. 2025-11-17
    listed $1,500,000 Active
15. 2016-05-20
    soldstatus $760,000 Sold 477-char remark

    Show marketing remark (477 chars)

    Completely Remodeled in 2011. 4-Plex with Central AC, Washer and Dryer inside unit, Stainless Steel Appliances, Impact Windows, R39 insulation in attic, Wood and Tile Floor. New electrical and New Plumbing throughout the building. Gated entry, Landscaped exterior with outside patio in common area. Spacious units with 2 bedrooms, large living room, and separate dining room. Walking distance to the beach. Great Building, Best price and location. Good tenants and 4% plus cap.

16. 2016-05-16
    soldstatus $760,000
17. 2016-03-25
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Completely Remodeled in 2011. 4-Plex with Central AC, Washer and Dryer inside unit, Stainless Steel Appliances, Impact Windows, R39 insulation in attic, Wood and Tile Floor. New electrical and New Plumbing throughout the building. Gated entry, Landscaped exterior with outside patio in common area. Spacious units with 2 bedrooms, large living room, and separate dining room. Walking distance to the beach. Great Building, Best price and location. Good tenants and 4% plus cap.

18. 2016-01-02
    listed $785,000 Active 477-char remark

    Show marketing remark (477 chars)

    Completely Remodeled in 2011. 4-Plex with Central AC, Washer and Dryer inside unit, Stainless Steel Appliances, Impact Windows, R39 insulation in attic, Wood and Tile Floor. New electrical and New Plumbing throughout the building. Gated entry, Landscaped exterior with outside patio in common area. Spacious units with 2 bedrooms, large living room, and separate dining room. Walking distance to the beach. Great Building, Best price and location. Good tenants and 4% plus cap.

19. 2012-04-05
    soldstatus $500,000
20. 2011-03-29
    soldstatus $110,000 140-char remark

    Show marketing remark (140 chars)

    CASH ONLY, FINES DUE TO LACK OF 40 YEAR CERT, BUYER TO ASSUME ALL LIENS AND APPEAR IN FRONT OF SPECIAL MASTER ON JAN 13,2011 SEE ATTACHMENTS

21. 2005-06-14
    soldstatus $685,000
22. 2003-12-01
    soldstatus $476,000
23. 1998-08-25
    soldstatus $242,000
24. 1989-09-01
    soldstatus $135,500
25. 1988-09-01
    soldstatus $9,728,218

ⓘ 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: $17,758 · $1,480/mo
• Projected year-2 tax: $17,758 · $1,480/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 30 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: $67,312
• − Mortgage interest: −$84,023
• − Property taxes: −$17,758
• − Insurance: −$12,618
• − Repairs & maintenance: −$5,385
• − Management: −$5,385
• − Depreciation: −$43,636
• Taxable loss: −$101,494
• Est. tax savings @ 24.0%: +$24,358
• After-tax cash flow: $-47,235/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 Beach

• Score: 80/100
• State rank: #108
• US rank: #1672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• 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

-84.6% since first listed

12 events — show timeline

• 2025-11-17 Listed $1,500,000 MARMLS
• 2016-05-20 Sold (MLS) $760,000 MARMLS
• 2016-05-16 Sold (Public Records) $760,000 Public Records
• 2016-03-25 Pending — MARMLS
• 2016-01-02 Listed $785,000 MARMLS
• 2012-04-05 Sold (Public Records) $500,000 Public Records
• 2011-03-29 Sold (MLS) $110,000 MARMLS
• 2005-06-14 Sold (Public Records) $685,000 Public Records
• 2003-12-01 Sold (Public Records) $476,000 Public Records
• 1998-08-25 Sold (Public Records) $242,000 Public Records
• 1989-09-01 Sold (Public Records) $135,500 Public Records
• 1988-09-01 Sold (Public Records) $9,728,218 Public Records

Property tax history

+15.9%/yr

Latest (2025): $17,758 · +6.4% YoY. Source: county tax records.