None · Miami, FL 33135

$1,550,000

5 bd · 3.0 ba · 3,693 sqft · MultiFamily public records · 156 Days on market

Built 1938

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 7 units. estimate disagrees with records

Listing remarks

Great remodeled income property. Private pool. Private entrance. Centrally located

Key facts

• Private pool
• Centrally located
• Private entrance

Tags

• REMODELED INCOME PROPERTY
• PRIVATE POOL
• PRIVATE ENTRANCE
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Zoning described as 5700
• Financial info: Some units are rented month-to-month; Unit rents reported: $1,000 for the efficiency unit, $4,500 for the 2-unit category, $6,000 for the 3-unit category; Rent includes pool and trash collection
• HOA & community: No HOA details provided

Exterior

• Parking: Total parking for 10 vehicles; Designated parking spaces and open parking listed for units
• Security: No security details provided
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Block construction; Spanish tile roof; Resale property
• Exterior features: In-ground pool; Pool on property; Lot less than a quarter acre

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One efficiency unit (1 bed)
• Flooring: Ceramic tile
• Bathrooms: One full bathroom in the efficiency unit; Two full bathrooms in the 2-unit category; Four full bathrooms and one half bathroom in the 3-unit category
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 7 × 3-bed/2.6-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive. Per door: $72/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.33M (14.4% below list).
• Recommended offer: $1.33M (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Shenandoah Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 787 students, 72% FRL); Shenandoah Middle School (math 34% / reading 44%, grade F, #381 of 571 statewide, top 67%, 1,296 students, 72% FRL); Miami Senior High School (math 21% / reading 41%, grade F, #429 of 667 statewide, top 65%, 2,905 students, 69% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 172 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $46k 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 156 days — a 12% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $1.55M implies a 933% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $1,326,700 (14.4% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-258,369
• Equity at exit: $231,110

10-year hold

• IRR: -15.7%
• Equity multiple: 0.23×
• Total profit: $-335,144
• Equity at exit: $134,016

Cash invested: $434,000 (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 33135

• Home prices YoY: -27.6%
• Rents YoY: -1.4%
• Active inventory: 172
• Price-to-rent: 68.2×

Monthly cashflow live

• Estimated rent: $13,267 medium
• Mortgage (P&I): −$8,128
• Tax from tax record: −$1,205 /mo · $14,465/yr
• Insurance: −$646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,786
• Net cashflow: $501

Break-even live

Break-even rent $12,632

Max offer price $1,550,000

Occupancy floor 91%

Sensitivity live

Price	-10% $1,379	-5% $940	+0% $501	+5% $63	+10% $-376
Rent	-10% $-547	-5% $-23	+0% $501	+5% $1,025	+10% $1,549
Rate	-1.0pp $1,282	-0.5pp $896	base $501	+0.5pp $100	+1.0pp $-309

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

Units	Beds	Baths	Est. rent
▸ 7× units	3	2.6	$13,265
Total (7 units)			$13,267

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$19,839	$11.56	9d	3	0.51mi
3905 SW 5th St Coral Gables, FL	4.0	4.5	2998	$20,000	$6.67	26d	1	1.41mi
1651 SW 13th Ave Miami, FL	5.0	5.5	4496	$22,500	$5.00	26d	1	1.43mi

Listing history 20 events

1. 2026-06-04
   days on market $1,550,000 Active 156 DOM
2. 2026-06-03
   days on market $1,550,000 Active 155 DOM
3. 2026-06-02
   days on market $1,550,000 Active 154 DOM
4. 2026-06-01
   days on market $1,550,000 Active 153 DOM
5. 2026-05-31
   days on market $1,550,000 Active 152 DOM
6. 2026-05-14
   price $1,550,000
7. 2026-05-14
   status Active
8. 2025-12-29
   status Pending
9. 2025-08-01
   listed $1,500,000 Active
10. 2015-04-22
    historical
11. 2015-04-22
    status Pending
12. 2015-04-22
    listed $525,000 Active
13. 2014-10-23
    historical
14. 2014-10-23
    status Pending
15. 2014-10-16
    listed $485,000 Active
16. 2011-03-11
    soldstatus $150,000
17. 2003-04-24
    soldstatus $291,000
18. 2000-08-30
    soldstatus $240,000
19. 1989-04-05
    soldstatus $108,500
20. 1980-08-01
    soldstatus $120,000

ⓘ 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: $14,465 · $1,205/mo
• Projected year-2 tax: $14,465 · $1,205/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 ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $159,204
• − Mortgage interest: −$86,824
• − Property taxes: −$14,465
• − Insurance: −$7,750
• − Repairs & maintenance: −$12,736
• − Management: −$12,736
• − Depreciation: −$45,091
• Taxable loss: −$20,399
• Est. tax savings @ 24.0%: +$4,896
• After-tax cash flow: $10,911/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): 36,143
• Household income: $40,567
• Rent vs Own: 77.3% rent · 22.7% own
• Severe rent burden: 4755.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 62% White 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 48% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 74% · Canada, Jamaica, Dominican Republic
• Languages at home: 6% English-only · Spanish 92% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -219.59%
• Current HPI: 574.7898
• Rent YoY: ▼ -1.37%
• 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

+1191.7% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $1,550,000 MARMLS
• 2026-05-14 Relisted — MARMLS
• 2025-12-29 Pending — MARMLS
• 2025-08-01 Listed $1,500,000 MARMLS
• 2015-04-22 Listing Removed — MARMLS
• 2015-04-22 Pending — MARMLS
• 2015-04-22 Listed $525,000 MARMLS
• 2014-10-23 Listing Removed — MARMLS
• 2014-10-23 Pending — MARMLS
• 2014-10-16 Listed $485,000 MARMLS
• 2011-03-11 Sold (Public Records) $150,000 Public Records
• 2003-04-24 Sold (Public Records) $291,000 Public Records
• 2000-08-30 Sold (Public Records) $240,000 Public Records
• 1989-04-05 Sold (Public Records) $108,500 Public Records
• 1980-08-01 Sold (Public Records) $120,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $14,465 · +12.7% YoY. Source: county tax records.