3314 NW 9th Ct · Miami, FL 33127

$409,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 12 Days on market

Built 1924 5,640 sqft lot

---

Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multi family zoned double frontage lot in rapidly developing Buena Vista Park subdivision. Property sits minutes from Wynwood, Design District , I-95, State Road 112 &, State Road 195 & Biscayne Blvd. Property sits in close proximity to Miami Beach, Downtown Miami & Miami Shores. Excellent development opportunity in rapidly developing area.

Key facts

• Double frontage lot
• Multi family zoned
• 5,640 sq ft lot

Tags

• MULTI FAMILY ZONED
• DOUBLE FRONTAGE LOT
• DEVELOPMENT OPPORTUNITY
• CLOSE PROXIMITY TO MIAMI BEACH

Property features AI

Exterior

• Parking: Detached carport; Carport with 6 covered spaces; RV access/parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Unknown year built
• Construction: Block, frame and stucco construction; Shingle roof
• Exterior features: Fenced yard; Paved city street frontage; Less than quarter-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Den; Living/dining room; Bedroom on main level; Stacked bedrooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (31.4% below list).
• Recommended offer: $281k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Santa Clara Elementary School (math 30% / reading 28%, grade F, #1,932 of 2,144 statewide, top 91%, 596 students, 59% FRL); Georgia Jones Ayers Middle School (math 13% / reading 16%, grade F, #568 of 571 statewide, top 100%, 543 students, 68% FRL); Miami Jackson Senior High School (math 13% / reading 22%, grade F, #575 of 667 statewide, top 86%, 1,305 students, 62% FRL) — zoned schools at 63% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 50% district-wide (-29 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 rising (+2.3%/yr); 296 active listings in the ZIP; 1 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• 6 sale attempts since 14y 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 $58k; list at $409k implies a 605% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $280,558 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $256,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 NW 42nd St	0.49mi	2/1.0	1,110 (+9%)	6mo	$238,000	$214	58
819 NW 47th St	0.74mi	2/1.0	1,090 (+7%)	4mo	$405,000	$372	51
1355 NW 44th St	0.75mi	2/1.0	1,076 (+6%)	9mo	$270,000	$251	48
1236 NW 31st St	0.34mi	2/1.0	1,167 (+14%)	20mo	$260,000	$223	43

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-99,426
• Equity at exit: $60,983

10-year hold

• IRR: -24.8%
• Equity multiple: -0.18×
• Total profit: $-135,070
• Equity at exit: $35,363

Cash invested: $114,520 (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: 296
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,806 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$389 /mo · $4,663/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-487

Break-even live

Break-even rent $3,423

Max offer price $322,896

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-372	+0% $-487	+5% $-603	+10% $-719
Rent	-10% $-709	-5% $-598	+0% $-487	+5% $-377	+10% $-266
Rate	-1.0pp $-281	-0.5pp $-383	base $-487	+0.5pp $-593	+1.0pp $-701

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$13,305	$10.56	4d	13	1.36mi

Listing history 8 events

1. 2026-06-21
   days on market $409,000 Active 12 DOM
2. 2026-06-18
   days on market $409,000 Active 9 DOM
3. 2026-06-17
   days on market $409,000 Active 8 DOM
4. 2026-06-16
   days on market $409,000 Active 7 DOM
5. 2026-06-15
   days on market $409,000 Active 6 DOM
6. 2026-06-13
   days on market $409,000 Active 4 DOM
7. 2026-06-10
   remarks 348-char remark
8. 2026-06-10
   listed $409,000 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: $4,663 · $389/mo
• Projected year-2 tax: $4,663 · $389/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 · 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: $33,667
• − Mortgage interest: −$22,910
• − Property taxes: −$4,663
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − Depreciation: −$11,898
• Taxable loss: −$13,236
• Est. tax savings @ 24.0%: +$3,177
• After-tax cash flow: $-2,672/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

+2172.2% since first listed

11 events — show timeline

• 2026-06-08 Listed $409,000 Beaches MLS
• 2026-06-08 Listed $409,000 MARMLS
• 2017-12-02 Listing Removed — MARMLS
• 2017-10-30 Listed $190,000 MARMLS
• 2017-08-01 Listing Removed — MARMLS
• 2017-06-02 Listed $189,000 MARMLS
• 2013-08-13 Sold (MLS) $58,000 MARMLS
• 2013-08-12 Sold (Public Records) $58,000 Public Records
• 2013-06-03 Relisted — MARMLS
• 2012-12-06 Listed $69,000 MARMLS
• 1978-07-01 Sold (Public Records) $18,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $4,663 · +7.0% YoY. Source: county tax records.