1325 Normandy Dr · Miami Beach, FL 33141

$585,000

3 bd · 2.0 ba · 1,072 sqft · MultiFamily public records · 92 Days on market

Built 1938

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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 +8.5/10.0
• 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
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Duplex located just 5 minutes from the beach in a highly desirable area. Property needs TLC and offers strong upside potential for the right buyer. DO NOT DISTURB TENANTS. NO TRESPASSING. Dangerous dog on premises — unsafe to enter without prior authorization. Contact listing agent for access. Multi-offer scenario. Seller is accepting blind offers only with no inspection period. Closing to be handled by Reboa Law Firm, 12 SE 7th St, Suite 704, Fort Lauderdale, FL 33301, [phone]. No exceptions. Buyer and buyer’s agent are responsible for conducting their own due diligence. Seller, listing agent, and broker do not guarantee the accuracy of any property information, includin

Key facts

• Duplex
• 2 parking spots
• Built 1938

Tags

• DUPLEX
• HIGHLY DESIRABLE AREA
• 5 MINUTES FROM THE BEACH

Property features AI

Finance

• Financial info: Annual taxes noted (details withheld per instructions)

Exterior

• Parking: Two parking spaces; Other parking available
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Barrel and shingle roof
• Construction: Block construction; Effective year built listed
• Exterior features: Lot smaller than a quarter acre

Interior

• Bedrooms: Two 1-bed units; One 2-bed unit
• Bathrooms: Three full bathrooms (one in each unit)
• Interior features: One-story building

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $585k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $585k).
• Recommended offer: $532k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 1.5% in Miami Beach — 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 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; 647 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,902/mo this rent would consume 138% 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 $4k of loan paydown is wiped out by about $18k 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 + 0.4% rent growth), your $164k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($532k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $585k implies a 1106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1938 — 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 $532,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.35% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 6.2

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $30,991
• Equity at exit: $87,225

10-year hold

• IRR: 12.0%
• Equity multiple: 1.84×
• Total profit: $137,326
• Equity at exit: $50,580

Cash invested: $163,800 (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: 647
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $7,902 medium
• Mortgage (P&I): −$3,068
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$244
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,659
• Net cashflow: $2,286

Break-even live

Break-even rent $5,009

Max offer price $585,000

Occupancy floor 66%

Sensitivity live

Price	-10% $2,617	-5% $2,451	+0% $2,286	+5% $2,120	+10% $1,954
Rent	-10% $1,661	-5% $1,973	+0% $2,286	+5% $2,598	+10% $2,910
Rate	-1.0pp $2,580	-0.5pp $2,434	base $2,286	+0.5pp $2,134	+1.0pp $1,980

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$7,902
Total (2 units)			$7,902

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 72nd St Unit 1263798P Miami Beach, FL	2.0–3.0	1.0–2.0	1194	$22,308	$18.68	2d	2	0.66mi
8701 Collins Ave #304 Surfside, FL	2.0	2.5	1457	$25,000	$17.16	25d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $585,000 Active 92 DOM
2. 2026-06-18
   days on market $515,000 Active 89 DOM
3. 2026-06-17
   days on market $515,000 Active 88 DOM
4. 2026-06-16
   days on market $515,000 Active 87 DOM
5. 2026-06-15
   days on market $515,000 Active 86 DOM
6. 2026-06-13
   days on market $515,000 Active 84 DOM
7. 2026-06-09
   days on market $515,000 Active 80 DOM
8. 2026-06-08
   days on market $515,000 Active 79 DOM
9. 2026-06-07
   days on market $515,000 Active 78 DOM
10. 2026-06-04
    days on market $515,000 Active 75 DOM
11. 2026-06-03
    days on market $515,000 Active 74 DOM
12. 2026-06-02
    days on market $515,000 Active 73 DOM
13. 2026-06-01
    days on market $515,000 Active 72 DOM
14. 2026-05-31
    days on market $515,000 Active 71 DOM
15. 2026-03-21
    listed $515,000 Active
16. 1979-01-01
    soldstatus $48,500

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $4,856 · $405/mo
• Expected delta: +$2,228/yr (+$186/mo · 84.8%)

ⓘ 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 ≥101°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: $94,824
• − Mortgage interest: −$32,769
• − Property taxes: −$2,628
• − Insurance: −$8,044
• − Repairs & maintenance: −$7,586
• − Management: −$7,586
• − Depreciation: −$17,018
• Taxable income: $19,194
• Est. tax owed @ 24.0%: −$4,607
• After-tax cash flow: $22,820/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

+961.9% since first listed

2 events — show timeline

• 2026-03-21 Listed $515,000 MARMLS
• 1979-01-01 Sold (Public Records) $48,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,628 · +4.0% YoY. Source: county tax records.