7811 NE 10th Ct · Miami, FL 33138

$1,499,000

4 bd · 4.0 ba · 3,081 sqft · MultiFamily public records · 75 Days on market

Built 1949

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

Key facts

• 6 parking spots
• Built 1949
• Listed 75 days

Property features AI

Finance

• Other: Zoning: 4600
• Financial info: This is a multi-unit (hotel-room style) income property with multiple rented units (rents shown per unit type).; Unit type breakdown: four 1-bedroom units renting at $2,400; three furnished 1-bedroom units renting at $2,100; two furnished 1-bedroom units renting at $2,100; one 1-bedroom unit renting at $2,400.; Some units are month-to-month.

Exterior

• Parking: Total of 6 parking spaces; Open parking
• Utilities: Cable available; Public sewer
• Home design: Hotel-room style units; 4-story building; Concrete roof; Block construction
• Construction: Block construction; Concrete roof; Resale property
• Exterior features: Open parking; Less than quarter acre lot

Interior

• Bedrooms: Multiple 1-bedroom hotel-style units (see unit details)
• Flooring: Parquet
• Bathrooms: Multiple full bathrooms (one per unit)
• Heating & cooling: Central heating; Central air conditioning; Individual air conditioning units in some units
• Interior features: Parquet flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.5-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive. Per door: $77/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 (11.1% below list).
• Recommended offer: $1.33M (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Jesse J. Mccrary Jr. Elementary School (math 31% / reading 30%, grade F, #1,862 of 2,144 statewide, top 88%, 376 students, 72% FRL); Horace Mann Middle School (math 23% / reading 31%, grade F, #497 of 571 statewide, top 88%, 528 students, 76% FRL); Miami Edison Senior High School (math 19% / reading 15%, grade F, #597 of 667 statewide, top 90%, 623 students, 72% FRL).
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-25 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 flat; 369 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $10k of loan paydown is wiped out by about $45k 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 75 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $605k; list at $1.50M implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1949 — 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 $1,332,700 (11.1% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 11% 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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.89% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-258,011
• Equity at exit: $223,506

10-year hold

• IRR: -16.2%
• Equity multiple: 0.20×
• Total profit: $-334,553
• Equity at exit: $129,606

Cash invested: $419,720 (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 33138

• Rents YoY: 0.3%
• Active inventory: 369
• Price-to-rent: 37.5×

Monthly cashflow live

• Estimated rent: $13,327 medium
• Mortgage (P&I): −$7,861
• Tax from tax record: −$1,308 /mo · $15,693/yr
• Insurance: −$625
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,799
• Net cashflow: $309

Break-even live

Break-even rent $12,936

Max offer price $1,499,000

Occupancy floor 93%

Sensitivity live

Price	-10% $1,157	-5% $733	+0% $309	+5% $-116	+10% $-540
Rent	-10% $-744	-5% $-218	+0% $309	+5% $835	+10% $1,361
Rate	-1.0pp $1,063	-0.5pp $690	base $309	+0.5pp $-80	+1.0pp $-475

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.5	$13,328
Total (4 units)			$13,327

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Belle Meade Island Dr Miami, FL	5.0	3.5	4119	$25,000	$6.07	26d	1	0.14mi
1071 NE 83rd St Miami, FL	4.0	3.0	2364	$21,000	$8.88	26d	1	0.35mi
745 NE 77th St Miami, FL	4.0	5.0	3978	$37,500	$9.43	26d	1	0.41mi
8625 NE 10th Ave Miami, FL	4.0	5.5	3550	$25,000	$7.04	13d	1	0.55mi
7934 West Dr #501 North Bay Village, FL	4.0	3.5	3721	$18,000	$4.84	26d	1	0.99mi
1365 Bay Ter North Bay Village, FL	5.0	4.0	3094	$40,000	$12.93	26d	1	1.13mi
7939 East Dr Unit 1272357P North Bay Village, FL	3.0–6.0	2.0–4.0	2642	$13,612	$5.15	0d	2	1.20mi
1209 NE 96th St #1209 Miami Shores, FL	5.0	4.0	3143	$21,000	$6.68	12d	1	1.20mi
1510 S Treasure Dr Unit SINGLE North Bay Village, FL	4.0	4.0	2669	$21,000	$7.87	0d	1	1.35mi
1510 S Treasure Dr Unit SINGLE North Bay Village, FL	4.0	4.0	2669	$26,000	$9.74	23d	1	1.35mi

Listing history 26 events

1. 2026-06-21
   days on market $1,499,000 Active 75 DOM
2. 2026-06-18
   days on market $1,499,000 Active 72 DOM
3. 2026-06-17
   days on market $1,499,000 Active 71 DOM
4. 2026-06-16
   days on market $1,499,000 Active 70 DOM
5. 2026-06-15
   days on market $1,499,000 Active 69 DOM
6. 2026-06-13
   days on market $1,499,000 Active 67 DOM
7. 2026-06-09
   days on market $1,499,000 Active 63 DOM
8. 2026-06-08
   days on market $1,499,000 Active 62 DOM
9. 2026-06-07
   days on market $1,499,000 Active 61 DOM
10. 2026-06-04
    days on market $1,499,000 Active 58 DOM
11. 2026-06-03
    days on market $1,499,000 Active 57 DOM
12. 2026-06-02
    days on market $1,499,000 Active 56 DOM
13. 2026-06-01
    days on market $1,499,000 Active 55 DOM
14. 2026-05-31
    days on market $1,499,000 Active 54 DOM
15. 2026-04-07
    listed $1,550,000 Active
16. 2019-07-23
    soldstatus $605,000
17. 2019-07-17
    soldstatus $605,000 Sold 512-char remark

    Show marketing remark (512 chars)

    Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

18. 2019-06-26
    status Pending 512-char remark

    Show marketing remark (512 chars)

    Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

19. 2019-06-06
    status Backup Contract 512-char remark

    Show marketing remark (512 chars)

    Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

20. 2019-06-05
    status Active 512-char remark

    Show marketing remark (512 chars)

    Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

21. 2019-05-23
    status Pending 512-char remark

    Show marketing remark (512 chars)

    Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

22. 2019-05-07
    listed $626,000 Active 512-char remark

    Show marketing remark (512 chars)

    Amazing Opportunity to own a fouplex east of US1. Just 1 block from the bridge to North Bay Village. Potential Income $60,000 per year. Fully leased to long term tenants. Buy and collect rents from day one. Priced at 6.21% CAP from Potential Income. Annual Expenses $21,099. Next door fouplex is also for sale. Expense Insurance 2,307.00 Landscaping 1,360.00 Management 1,800.00 Real Estate Tax 8,518.43 Total Repairs 4,652.00 Water Sewer 2,462.00 Total Expense 21,099.43

23. 2014-07-21
    soldstatus $2,125,000
24. 1998-04-28
    soldstatus $200,000
25. 1979-11-01
    soldstatus $80,000
26. 1978-06-01
    soldstatus $65,500

ⓘ 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: $15,693 · $1,308/mo
• Projected year-2 tax: $15,693 · $1,308/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 ≥102°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: $159,924
• − Mortgage interest: −$83,967
• − Property taxes: −$15,693
• − Insurance: −$12,614
• − Repairs & maintenance: −$12,794
• − Management: −$12,794
• − Depreciation: −$43,607
• Taxable loss: −$21,545
• Est. tax savings @ 24.0%: +$5,171
• After-tax cash flow: $8,873/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): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% Other Indo-European 4%

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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+2266.4% since first listed

12 events — show timeline

• 2026-04-07 Listed $1,550,000 MARMLS
• 2019-07-23 Sold (Public Records) $605,000 Public Records
• 2019-07-17 Sold (MLS) $605,000 MARMLS
• 2019-06-26 Pending — MARMLS
• 2019-06-06 Pending — MARMLS
• 2019-06-05 Relisted — MARMLS
• 2019-05-23 Pending — MARMLS
• 2019-05-07 Listed $626,000 MARMLS
• 2014-07-21 Sold (Public Records) $2,125,000 Public Records
• 1998-04-28 Sold (Public Records) $200,000 Public Records
• 1979-11-01 Sold (Public Records) $80,000 Public Records
• 1978-06-01 Sold (Public Records) $65,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $15,693 · +6.0% YoY. Source: county tax records.