11410 NE 13th Ave · Biscayne Park, FL 33161

$535,000

3 bd · 2.0 ba · 1,679 sqft · SingleFamily public records · 12 Days on market

Built 1956 6,000 sqft lot Est $828k · 35% under

---

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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity in Prime Miami Location! This 4-bedroom, 2-bathroom home with an in-law suite/efficiency provides excellent income-producing potential. Situated on a lush lot with mature tropical fruit trees, the property is in average condition and presents a great opportunity for buyers looking to add value. Conveniently located just minutes from Downtown Miami, Aventura Mall, Sunny Isles Beach, major highways, shopping, and dining. Ideal for investors, first-time buyers, or multi-generational living. Don't miss this chance to own a property with strong rental and appreciation potential in a highly desirable Miami location. Property is owner-occupied and being sold in its current As-

Key facts

• Tropical fruit trees
• In law suite
• Prime miami location

Tags

• IN LAW SUITE
• TROPICAL FRUIT TREES
• PRIME MIAMI LOCATION
• INCOME PRODUCING POTENTIAL
• STRONG RENTAL POTENTIAL
• APPRECIATION POTENTIAL

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Single-story; Faces east; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Fruit trees

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Den; In-law suite

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $518k (3.3% below list).
• Recommended offer: $518k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#208 in FL, #3,222 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities 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 soft (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,176/mo this rent would consume 106% of the median local household income ($58k/yr) (locally 3226% 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 $16k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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 $92k; list at $535k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $517,553 (3.3% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $827,747
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
951 NE 116th St	0.47mi	3/1.0	1,631 (-3%)	3mo	$880,000	$540	67
10801 Peachtree Dr	0.52mi	3/2.0	1,679 (0%)	17mo	$820,000	$488	62
1520 NE 108th St	0.51mi	3/2.0	1,734 (+3%)	14mo	$855,000	$493	59
1107 NE 118th St	0.33mi	3/2.0	1,860 (+11%)	10mo	$860,000	$462	58
902 NE 111th St	0.54mi	3/2.0	1,704 (+2%)	20mo	$1,350,000	$792	56
850 NE 118th St	0.60mi	3/1.0	1,515 (-10%)	8mo	$660,000	$436	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-43,318
• Equity at exit: $79,770

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-21,643
• Equity at exit: $46,257

Cash invested: $149,800 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,176 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $923

Break-even live

Break-even rent $4,007

Max offer price $535,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,226	-5% $1,075	+0% $923	+5% $772	+10% $620
Rent	-10% $514	-5% $719	+0% $923	+5% $1,128	+10% $1,332
Rate	-1.0pp $1,193	-0.5pp $1,059	base $923	+0.5pp $784	+1.0pp $643

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $535,000 Active 12 DOM
2. 2026-06-17
   status $535,000 Active 11 DOM
3. 2026-06-13
   statusdays on market $535,000 Pending 11 DOM
4. 2026-06-09
   days on market $535,000 Active 10 DOM
5. 2026-06-08
   days on market $535,000 Active 9 DOM
6. 2026-06-07
   days on market $535,000 Active 8 DOM
7. 2026-06-04
   days on market $535,000 Active 5 DOM
8. 2026-06-03
   days on market $535,000 Active 4 DOM
9. 2026-06-02
   days on market $535,000 Active 3 DOM
10. 2026-06-01
    days on market $535,000 Active 2 DOM
11. 2026-05-31
    remarks 699-char remark
12. 2026-05-31
    listed $535,000 Active 1 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: $1,645 · $137/mo
• Projected year-2 tax: $4,440 · $370/mo
• Expected delta: +$2,796/yr (+$233/mo · 170.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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: $62,106
• − Mortgage interest: −$29,968
• − Property taxes: −$1,645
• − Insurance: −$2,675
• − Repairs & maintenance: −$4,969
• − Management: −$4,969
• − Depreciation: −$15,564
• Taxable income: $2,317
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $10,521/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 — Biscayne Park

• Score: 77/100
• State rank: #208
• US rank: #3222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+723.1% since first listed

13 events — show timeline

• 2026-05-30 Listed $535,000 MARMLS
• 2025-12-01 Listing Removed — MARMLS
• 2025-11-30 Relisted — MARMLS
• 2025-10-06 Relisted — MARMLS
• 2025-08-07 Pending — MARMLS
• 2025-07-28 Listed $565,000 MARMLS
• 2022-09-14 Listing Removed — MARMLS
• 2022-09-10 Relisted — MARMLS
• 2022-08-23 Relisted — MARMLS
• 2022-06-29 Listed $525,000 MARMLS
• 1998-07-06 Sold (Public Records) $92,500 Public Records
• 1988-08-01 Sold (Public Records) $84,800 Public Records
• 1985-11-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,645 · +2.7% YoY. Source: county tax records.