1980 Biarritz Dr · Miami Beach, FL 33141

$1,680,000

5 bd · 5.0 ba · 3,924 sqft · MultiFamily public records · 7 Days on market

Built 1951

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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 (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Charming Two story building. Four 1 bed /1 bath and a One Pent House 1 bed/ 2 bath - Ample Street Parking - Building 3,700 SF. . Land 6600 SF - Located on Normandy Isle. Easy access to Biscayne Blvd and the Beach- Excellent Condition -

Key facts

• Community pool
• Central location
• Favorable unit mix

Tags

• WELL-MAINTAINED BUILDING
• STRONG INCOME POTENTIAL
• FAVORABLE UNIT MIX
• NEAR NORMANDY PARK
• COMMUNITY POOL
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Rents listed for units (examples): $1,810 and $2,050; Rent includes pest control, sewer, trash collection, and water

Exterior

• Parking: On-street parking for units
• Utilities: Public sewer; Cable available
• Home design: 2-story building; Flat roof; Block construction; Effective year built
• Construction: Block construction; Flat roof
• Exterior features: Less than quarter-acre lot; On-street parking

Interior

• Kitchen: Kitchens in units with range and refrigerator; Dishwasher in some units
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One additional 1-bedroom unit; One more 1-bedroom unit
• Flooring: Hardwood; Tile; Wood
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall furnaces; Ceiling fans; Wall/window air conditioning units
• Interior features: Hardwood and tile flooring; Wood accents
• Laundry & utility: Washer and dryer included in some units

What this means for you Summary

Snapshot

• This is a 3×1bd/1.0ba + 1×2bd/1.0ba + 1×1bd/2.0ba units multifamily listed at $1.68M.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $610/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.68M).
• Cap rate 8.8% 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; 644 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $18,564/mo this rent would consume 324% 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 $12k of loan paydown is wiped out by about $50k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $730k; list at $1.68M implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1951 — 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,680,000

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. Built in 1951 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.5

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-124,328
• Equity at exit: $250,493

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-38,751
• Equity at exit: $145,256

Cash invested: $470,400 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 38.0×

Monthly cashflow live

• Estimated rent: $18,564 medium
• Mortgage (P&I): −$8,810
• Tax from tax record: −$1,679 /mo · $20,149/yr
• Insurance: −$700
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,898
• Net cashflow: $3,050

Break-even live

Break-even rent $14,703

Max offer price $1,680,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$11,064
1× unit	2	1	$3,813
1× unit	1	2	$3,688
Total (5 units)			$18,564

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: $420,000
• Closing costs: $50,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 S Shore Dr Unit 1 Miami Beach, FL	4.0	3.0	3411	$42,000	$12.31	24d	1	0.32mi
1510 S Treasure Dr Unit SINGLE North Bay Village, FL	4.0	4.0	2669	$26,000	$9.74	7d	1	0.85mi
1510 S Treasure Dr Unit SINGLE North Bay Village, FL	4.0	4.0	2669	$26,000	$9.74	21d	1	0.85mi
365 N Shore Dr Miami Beach, FL	4.0	4.0	2672	$25,000	$9.36	24d	1	0.86mi
365 N Shore Dr Miami Beach, FL	4.0	4.0	2672	$25,000	$9.36	2d	1	0.86mi
7972 Biscayne Point Cir Miami Beach, FL	5.0	5.0	3989	$60,000	$15.04	24d	1	0.93mi
1625 Daytonia Rd Miami Beach, FL	5.0	3.0	2690	$18,000	$6.69	24d	1	0.93mi
265 N Shore Dr Miami Beach, FL	4.0	4.0	2786	$27,500	$9.87	2d	1	0.93mi
265 N Shore Dr Miami Beach, FL	4.0	4.0	2786	$30,000	$10.77	21d	1	0.93mi
7939 East Dr Unit 1272352P North Bay Village, FL	6.0	4.0	2992	$26,437	$8.84	20d	1	0.96mi
1365 Bay Ter North Bay Village, FL	5.0	4.0	3094	$40,000	$12.93	24d	1	1.05mi
1170 S Biscayne Point Rd Unit N/A Miami Beach, FL	4.0	3.5	2900	$36,000	$12.41	24d	1	1.06mi
7934 West Dr #501 North Bay Village, FL	4.0	3.5	3721	$18,000	$4.84	24d	1	1.14mi
1575 Stillwater Dr Miami Beach, FL	4.0	3.5	4645	$43,000	$9.26	21d	1	1.29mi
5621 Alton Rd Miami Beach, FL	4.0	3.5	2986	$19,500	$6.53	21d	1	1.30mi
5621 Alton Rd Miami Beach, FL	4.0	3.5	2986	$19,500	$6.53	12d	1	1.30mi
1135 N Biscayne Point Rd Miami Beach, FL	4.0	5.0	5077	$30,000	$5.91	24d	1	1.34mi
5800 Lagorce Dr Unit SFH Miami Beach, FL	5.0	4.5	3741	$36,000	$9.62	24d	1	1.37mi
7811 Carlyle Ave Miami Beach, FL	6.0	5.5	3405	$50,000	$14.68	24d	1	1.38mi
1231 Stillwater Dr Miami Beach, FL	4.0	4.0	2664	$22,000	$8.26	21d	1	1.39mi
1231 Stillwater Dr Unit SFH Miami Beach, FL	4.0	4.0	2664	$22,000	$8.26	17d	1	1.39mi
1151 Stillwater Dr Miami Beach, FL	5.0	3.0	3237	$18,000	$5.56	16d	1	1.41mi
5736 Lagorce Dr Miami Beach, FL	4.0	4.5	4400	$35,000	$7.95	24d	1	1.42mi
1131 Stillwater Dr Unit SFH Miami Beach, FL	5.0	3.5	3980	$19,000	$4.77	24d	1	1.42mi
1055 Stillwater Dr Miami Beach, FL	6.0	5.5	4787	$29,000	$6.06	20d	1	1.45mi

Listing history 6 events

1. 2026-06-18
   days on market $1,680,000 Active 7 DOM
2. 2026-06-17
   days on market $1,680,000 Active 6 DOM
3. 2026-06-16
   days on market $1,680,000 Active 5 DOM
4. 2026-06-15
   days on market $1,680,000 Active 4 DOM
5. 2026-06-13
   remarks 692-char remark
6. 2026-06-13
   listed $1,680,000 Active 2 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: $20,149 · $1,679/mo
• Projected year-2 tax: $20,149 · $1,679/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 ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $222,768
• − Mortgage interest: −$94,106
• − Property taxes: −$20,149
• − Insurance: −$13,518
• − Repairs & maintenance: −$17,821
• − Management: −$17,821
• − Depreciation: −$48,873
• Taxable income: $10,479
• Est. tax owed @ 24.0%: −$2,515
• After-tax cash flow: $34,083/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

+1311.8% since first listed

15 events — show timeline

• 2026-06-10 Listed $1,680,000 MARMLS
• 2025-01-18 Rental Removed $1,780 MARMLS
• 2025-01-11 Listed for Rent $1,780 MARMLS
• 2023-10-11 Listing Removed — MARMLS
• 2023-09-02 Rental Removed — APPFOLIO
• 2023-03-14 Price Changed $1,590,000 MARMLS
• 2022-12-06 Rental Removed — APPFOLIO
• 2022-09-09 Price Changed $1,650,000 MARMLS
• 2022-09-09 Listed $1,650 MARMLS
• 2015-08-07 Sold (Public Records) $730,000 Public Records
• 2015-08-05 Sold (MLS) $730,000 MARMLS
• 2015-05-01 Pending — MARMLS
• 2015-04-20 Listed $799,000 MARMLS
• 2014-06-23 Sold (Public Records) $475,000 Public Records
• 1989-11-27 Sold (Public Records) $119,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $20,149 · +6.1% YoY. Source: county tax records.