14015 NE 11th Ave · North Miami, FL 33161

$489,000

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 114 Days on market

Built 1949 0.26 ac lot Est $582k · 16% under

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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 +19.4/30.0
• ARV discount +14.7/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS & DEVELOPERS  Prime oversized 11,200 SQFT corner lot with stunning mature trees and massive upside potential. Centrally located in one of Miami-Dade’s fastest-growing areas. Exceptional opportunity to add a pool, build a second structure, or develop an ADU on this expansive parcel. The existing 1,952 SQFT 4-bedroom, 2-bath home is ready for renovation and offers strong value-add potential. Perfect for fix-and-flip, rental income, or redevelopment. Rare chance to maximize returns on a highly desirable oversized lot - don’t miss this one!

Key facts

• Oversized corner lot
• Add a pool
• Expansive parcel

Tags

• OVERSIZED CORNER LOT
• MATURE TREES
• ADD A POOL
• BUILD A SECOND STRUCTURE
• DEVELOP AN ADU
• EXPANSIVE PARCEL

Property features AI

Exterior

• Parking: Driveway; Street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Entry on first floor
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Fenced yard; Patio

Interior

• Bedrooms: Includes bedroom on main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/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 $449k (8.2% below list).
• Recommended offer: $445k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, 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 (-0.7%/yr); 338 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 $4,491/mo this rent would consume 92% 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 $3k of loan paydown is wiped out by about $15k 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 114 days — a 9% lower offer ($445k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $36k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $420k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $444,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $582,010
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14000 NE 16th Ct	0.65mi	3/2.0	1,400 (-2%)	2mo	$570,000	$407	65
1105 NE 133rd St	0.44mi	3/2.0	1,492 (+4%)	10mo	$703,000	$471	64
795 NE 146th St	0.55mi	3/2.0	1,294 (-10%)	1mo	$550,000	$425	58
710 NE 139th St	0.50mi	4/2.0 (+1)	1,328 (-7%)	11mo	$475,000	$358	51
900 NE 147th St	0.47mi	3/2.0	1,555 (+9%)	18mo	$550,000	$354	48
12860 NE 10th Ave	0.75mi	2/1.0 (-1)	1,300 (-9%)	9mo	$350,000	$269	34

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-57,643
• Equity at exit: $72,911

10-year hold

• IRR: -7.5%
• Equity multiple: 0.59×
• Total profit: $-56,763
• Equity at exit: $42,280

Cash invested: $136,920 (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: 9.1×

Monthly cashflow live

• Estimated rent: $4,491 medium
• Mortgage (P&I): −$2,564
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $548

Break-even live

Break-even rent $3,797

Max offer price $489,000

Occupancy floor 83%

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	1.44mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	13d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $489,000 Active 114 DOM
2. 2026-06-17
   days on market $489,000 Active 113 DOM
3. 2026-06-16
   days on market $489,000 Active 112 DOM
4. 2026-06-15
   days on market $489,000 Active 111 DOM
5. 2026-06-13
   days on market $489,000 Active 109 DOM
6. 2026-06-09
   days on market $489,000 Active 105 DOM
7. 2026-06-08
   days on market $489,000 Active 104 DOM
8. 2026-06-07
   days on market $489,000 Active 103 DOM
9. 2026-06-04
   days on market $489,000 Active 100 DOM
10. 2026-06-03
    days on market $489,000 Active 99 DOM
11. 2026-06-02
    days on market $489,000 Active 98 DOM
12. 2026-06-01
    days on market $489,000 Active 97 DOM
13. 2026-05-31
    days on market $489,000 Active 96 DOM
14. 2026-05-04
    price $499,000
15. 2026-04-09
    price $509,900
16. 2026-04-06
    status Active
17. 2026-04-02
    status Pending
18. 2026-02-20
    listed $524,900 Active
19. 2026-02-06
    soldstatus $420,000
20. 2025-12-08
    price $434,900
21. 2019-08-03
    status Backup Contract
22. 2018-08-24
    historical
23. 2018-08-24
    status Backup Contract
24. 2018-08-23
    listed $180,000 Active
25. 2017-10-05
    status Pending
26. 2017-10-03
    historical
27. 2017-10-01
    listed $150,000 Active
28. 1998-05-26
    soldstatus $95,000
29. 1993-09-01
    soldstatus $66,000

ⓘ 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: $2,779 · $232/mo
• Projected year-2 tax: $4,059 · $338/mo
• Expected delta: +$1,280/yr (+$107/mo · 46.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $53,894
• − Mortgage interest: −$27,392
• − Property taxes: −$2,779
• − Insurance: −$2,445
• − Repairs & maintenance: −$4,312
• − Management: −$4,312
• − Depreciation: −$14,225
• Taxable loss: −$1,570
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $6,957/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• 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

+656.1% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $499,000 MARMLS
• 2026-04-09 Price Changed $509,900 MARMLS
• 2026-04-06 Relisted — MARMLS
• 2026-04-02 Pending — MARMLS
• 2026-02-20 Listed $524,900 MARMLS
• 2026-02-06 Sold (Public Records) $420,000 Public Records
• 2025-12-08 Price Changed $434,900 MARMLS
• 2019-08-03 Pending — MARMLS
• 2018-08-24 Listing Removed — MARMLS
• 2018-08-24 Pending — MARMLS
• 2018-08-23 Listed $180,000 MARMLS
• 2017-10-05 Pending — MARMLS
• 2017-10-03 Listing Removed — MARMLS
• 2017-10-01 Listed $150,000 MARMLS
• 1998-05-26 Sold (Public Records) $95,000 Public Records
• 1993-09-01 Sold (Public Records) $66,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,779 · +3.5% YoY. Source: county tax records.