None · Miami, FL 33127

$795,000

4 bd · 3.0 ba · 1,868 sqft · MultiFamily public records · 168 Days on market

Built 1953

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 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: 3 units. confirmed

Listing remarks MLS

* * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

Key facts

• 2 parking spots
• Built 1953
• Listed 167 days

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Actual rent reported: $5,000 (unit is leased); Rent includes gardener and pest control

Exterior

• Parking: Parking provided via carport; 2 parking spaces (total)
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Resale home; Facing/zone description: 5700
• Construction: Block construction; Shingle and wood roof
• Exterior features: Lot smaller than a quarter acre

Interior

• Bedrooms: Property contains 4 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Interior features: Ceramic tile and laminate flooring

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $795k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $432/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $795k).
• Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+2.3%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,346/mo this rent would consume 243% of the median local household income ($41k/yr) (locally 2523% 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 $5k of loan paydown is wiped out by about $24k 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 168 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $500k; list at $795k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $699,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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?
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: 1.05% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-52,481
• Equity at exit: $118,537

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $35,625
• Equity at exit: $68,737

Cash invested: $222,600 (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 33127

• Home prices YoY: -30.1%
• Rents YoY: 2.3%
• Active inventory: 295
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $8,346 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$798 /mo · $9,571/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,753
• Net cashflow: $1,295

Break-even live

Break-even rent $6,706

Max offer price $795,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,745	-5% $1,520	+0% $1,295	+5% $1,070	+10% $845
Rent	-10% $636	-5% $966	+0% $1,295	+5% $1,625	+10% $1,955
Rate	-1.0pp $1,696	-0.5pp $1,498	base $1,295	+0.5pp $1,089	+1.0pp $880

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$8,346
Total (3 units)			$8,346

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4675 NE 2nd Ave Miami, FL	5.0	3.0	2248	$27,500	$12.23	3d	1	1.30mi
4675 NE 2nd Ave Miami, FL	5.0	3.0	2248	$27,500	$12.23	3d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $795,000 Active 168 DOM
2. 2026-06-17
   days on market $795,000 Active 167 DOM
3. 2026-06-16
   days on market $795,000 Active 166 DOM
4. 2026-06-15
   days on market $795,000 Active 165 DOM
5. 2026-06-13
   days on market $795,000 Active 163 DOM
6. 2026-06-09
   days on market $795,000 Active 159 DOM
7. 2026-06-08
   days on market $795,000 Active 158 DOM
8. 2026-06-07
   days on market $795,000 Active 157 DOM
9. 2026-06-04
   days on market $795,000 Active 154 DOM
10. 2026-06-03
    days on market $795,000 Active 153 DOM
11. 2026-06-02
    days on market $795,000 Active 152 DOM
12. 2026-06-01
    days on market $795,000 Active 151 DOM
13. 2026-05-31
    days on market $795,000 Active 150 DOM
14. 2026-01-01
    listed $795,000 Active
15. 2025-10-03
    historical
16. 2025-06-02
    historical $2,999
17. 2025-05-05
    listed $2,999
18. 2024-11-26
    listed $849,000 Active
19. 2023-12-04
    soldstatus $500,000
20. 2023-11-22
    soldstatus $500,000 Closed 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

21. 2023-10-21
    status Pending 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

22. 2023-10-20
    historical Active Under Contract 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

23. 2023-10-12
    price $525,000 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

24. 2023-09-24
    price $545,000 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

25. 2023-09-19
    status Active 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

26. 2023-08-27
    status Pending 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

27. 2023-08-16
    listed $559,000 Active 657-char remark

    Show marketing remark (657 chars)

    * * * * VACANT/JUST REDUCED * * * * * Corner Lot Duplex (3 beds/2 baths & 1 bed & 1 bath) in the heart of Miami, close to expressways, beaches, and entertainment venues. This income producing home is oozing with potential in a tree-filled neighborhood, perfect for first-time homeowners or newly married couple. Just a little TLC and this duplex will rise fast in value. Backyard has native landscaping and nice-sized shed for extra storage. Agent will provide access to property. Thanks for showing and agents please submit complete paperwork (DU, proof of funds, etc. ). Central AC replaced last year. "DO NOT DISTRUB TENANTS"

28. 1981-05-01
    soldstatus $54,000

ⓘ 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: $9,571 · $798/mo
• Projected year-2 tax: $9,571 · $798/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $100,152
• − Mortgage interest: −$44,532
• − Property taxes: −$9,571
• − Insurance: −$3,975
• − Repairs & maintenance: −$8,012
• − Management: −$8,012
• − Depreciation: −$23,127
• Taxable income: $2,922
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $14,844/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): 26,786
• Household income: $41,230
• Rent vs Own: 73.1% rent · 26.9% own
• Severe rent burden: 2523.0

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: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Black 39% Two or more races 30% White 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 9% Dominican 5%
• Common ancestry: Hispanic 11%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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: ▼ -293.00%
• Current HPI: 680.1845
• Rent YoY: ▲ 2.26%
• 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

+1372.2% since first listed

15 events — show timeline

• 2026-01-01 Listed $795,000 MARMLS
• 2025-10-03 Listing Removed — MARMLS
• 2025-06-02 Rental Removed $2,999 LISTANZA
• 2025-05-05 Listed for Rent $2,999 LISTANZA
• 2024-11-26 Listed $849,000 MARMLS
• 2023-12-04 Sold (Public Records) $500,000 Public Records
• 2023-11-22 Sold (MLS) $500,000 MARMLS
• 2023-10-21 Pending — MARMLS
• 2023-10-20 Contingent — MARMLS
• 2023-10-12 Price Changed $525,000 MARMLS
• 2023-09-24 Price Changed $545,000 MARMLS
• 2023-09-19 Relisted — MARMLS
• 2023-08-27 Pending — MARMLS
• 2023-08-16 Listed $559,000 MARMLS
• 1981-05-01 Sold (Public Records) $54,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $9,571 · +7.8% YoY. Source: county tax records.