3494 E 4th Ave #1207 · Hialeah, FL 33013

$199,900

2 bd · 1.0 ba · 896 sqft · Condo public records · 163 Days on market

Built 1971 $189/mo HOA · 6% of rent ↓ 23% since listing

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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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE OPPORTUNITY / CASH ONLY * * * OCCUPY OR RENT RIGHT AWAY!!! * * * TWO STORY GEM IN THE HEART OF HIALEAH NEAR SHOPPING, HIALEAH CASINO, AIRPORT AND TRAIN STATIONS. KITCHEN, LIVING ROOM DOWNSTAIRS AND BEDROOMS & BATH UPSTAIRS; 2 BALCONIES, 1-ASSIGNED PARKING (fits 2 cars) + STORAGE UNDER STAIRS; COMMUNITY POOL AND LAUNDRY. LOW MAINTENANCE OF $189/MTH THAT INCLUDES WATER, SEWER, TRASH AND COMMON AREAS. LOW ASSESMENT OF $148/MTH (BUILDING REPAIRS AND PAINTING). ALL INFORMATION PROVIDED SHOULD BE ACCURATE, BUT MUST BE VERIFIED BY BUYER AND / OR BUYERS AGENT. * * * * OWNER/AGENT - SELLER RELATED TO BROKER * * * * DUE TO SHORT SALE, TITLE / SALE MUST CLOSE WITH LAW OFF

Key facts

• Two balconies
• Community pool
• Two story gem

Tags

• TWO STORY GEM
• COMMUNITY POOL
• STORAGE UNDER STAIRS
• TWO BALCONIES

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Annual taxes (reported): $200; Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $189; HOA covers common areas, laundry, structure maintenance, parking, pool(s) and trash; Community amenities include laundry and a pool

Exterior

• Parking: Assigned parking; Guest parking; One-space assigned
• Utilities: Central water heater (electric); Public utilities (assumed)
• Home design: Attached property; 2 stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Upper-level primary; Tile flooring
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.5% in Hialeah — 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 74/100 on livability (#288 in FL, #4,774 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: amenities F, 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 (-0.1%/yr); 111 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,243/mo this rent would consume 64% of the median local household income ($61k/yr) (locally 1352% 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 $1k of loan paydown is wiped out by about $6k 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 + 0.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.25%
• DSCR: 1.95
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.21×
• Total profit: $11,820
• Equity at exit: $29,806

10-year hold

• IRR: 11.7%
• Equity multiple: 1.78×
• Total profit: $43,450
• Equity at exit: $17,284

Cash invested: $55,972 (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 33013

• Rents YoY: -0.1%
• Active inventory: 111
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,243 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$189
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $839

Break-even live

Break-even rent $2,180

Max offer price $199,900

Occupancy floor 69%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $189 · $2,268/yr
• Likely covers: watersewertrashpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $199,900 Active 163 DOM
2. 2026-06-17
   days on market $199,900 Active 162 DOM
3. 2026-06-16
   days on market $199,900 Active 161 DOM
4. 2026-06-15
   days on market $199,900 Active 160 DOM
5. 2026-06-13
   days on market $199,900 Active 158 DOM
6. 2026-06-09
   days on market $199,900 Active 154 DOM
7. 2026-06-08
   days on market $199,900 Active 153 DOM
8. 2026-06-07
   days on market $199,900 Active 152 DOM
9. 2026-06-04
   days on market $199,900 Active 149 DOM
10. 2026-06-03
    days on market $199,900 Active 148 DOM
11. 2026-06-02
    days on market $199,900 Active 147 DOM
12. 2026-06-01
    days on market $199,900 Active 146 DOM
13. 2026-06-01
    status $199,900 Active 145 DOM
14. 2026-05-31
    days on market $199,900 Active Under Contract 145 DOM
15. 2026-05-06
    historical Active Under Contract
16. 2026-04-01
    price $199,900
17. 2026-03-20
    price $209,000
18. 2026-01-06
    listed $220,000 Active
19. 2025-12-31
    historical
20. 2025-12-03
    price $210,000
21. 2025-11-21
    price $213,000
22. 2025-10-24
    price $214,000
23. 2025-08-07
    price $219,000
24. 2025-07-19
    price $229,000
25. 2025-07-14
    price $239,000
26. 2025-07-04
    listed $259,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 22 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: $38,914
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$2,824
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − HOA: −$2,268
• − Depreciation: −$5,815
• Taxable income: $7,584
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $8,252/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 — Hialeah

• Score: 74/100
• State rank: #288
• US rank: #4774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 315,776
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,695
• Household income: $60,658
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1352.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 56% White 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 82%
• Foreign-born: 74% · Canada, Jamaica
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -664.57%
• Current HPI: 429.3973
• Rent YoY: ▼ -0.13%
• 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

-22.8% since first listed

12 events — show timeline

• 2026-05-06 Contingent — MARMLS
• 2026-04-01 Price Changed $199,900 MARMLS
• 2026-03-20 Price Changed $209,000 MARMLS
• 2026-01-06 Listed $220,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-03 Price Changed $210,000 MARMLS
• 2025-11-21 Price Changed $213,000 MARMLS
• 2025-10-24 Price Changed $214,000 MARMLS
• 2025-08-07 Price Changed $219,000 MARMLS
• 2025-07-19 Price Changed $229,000 MARMLS
• 2025-07-14 Price Changed $239,000 MARMLS
• 2025-07-04 Listed $259,000 MARMLS

Property tax history

-0.7%/yr

Latest (2025): $173 · -13.4% YoY. Source: county tax records.