1410 SW 22nd Ave · Miami, FL 33145

$690,000

2 bd · 2.0 ba · 3,059 sqft · MultiFamily public records · 52 Days on market

Built 1950

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Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 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: 2 units. confirmed

Listing remarks MLS

VERY NICE DUPLEX. GREAT FLOOR PLAN. 2/1 ON EACH SIDE AND SPACIOUS LAUNDRY ROOM IN BACK. VERY WELL KEPT. HARD WOOD FLOOR IN LIVING ROOM, DINING ROOM AND MASTER BEDROOM. TILE ON THE REST OF THE HOUSE. CENTRAL A/C. LARGEPARKING SPACE IN FRONT OF THE PROPER TY. CALL LISTING AGENT, EASY TO SHOW!

Key facts

• Ideally located
• Currently leased
• Shopping

Tags

• INCOME-PRODUCING DUPLEX
• CURRENTLY LEASED
• CASH FLOW OPPORTUNITY
• IDEALLY LOCATED
• MAJOR ROADS
• SHOPPING

Property features AI

Finance

• Financial info: Both units currently leased; One unit shows rent of $2,200; Other unit shows rent of $2,200

Exterior

• Parking: Open parking with a total of 7 parking spaces
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story property; Effective year built
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter-acre lot

Interior

• Kitchen: Dishwasher (in one unit)
• Bedrooms: Two-bedroom units (each unit has 2 bedrooms)
• Flooring: Tile
• Bathrooms: One full bathroom in one unit; Two full bathrooms in the other unit
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Family room
• Laundry & utility: Washer/dryer hookups (in one unit)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $690k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $690k).
• Recommended offer: $669k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Market conditions: Rents rising (+2.7%/yr); 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,578/mo this rent would consume 139% of the median local household income ($74k/yr) (locally 1517% 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $193k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($669k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $365k; list at $690k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $669,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $26,834
• Equity at exit: $102,881

10-year hold

• IRR: 12.9%
• Equity multiple: 2.01×
• Total profit: $195,408
• Equity at exit: $59,659

Cash invested: $193,200 (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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $8,578 medium
• Mortgage (P&I): −$3,618
• Tax from tax record: −$657 /mo · $7,889/yr
• Insurance: −$288
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,801
• Net cashflow: $2,213

Break-even live

Break-even rent $5,776

Max offer price $690,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,604	-5% $2,409	+0% $2,213	+5% $2,018	+10% $1,823
Rent	-10% $1,536	-5% $1,874	+0% $2,213	+5% $2,552	+10% $2,891
Rate	-1.0pp $2,561	-0.5pp $2,389	base $2,213	+0.5pp $2,034	+1.0pp $1,853

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$8,578
Total (2 units)			$8,578

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$7,851	$4.57	8d	3	0.56mi

Listing history 21 events

1. 2026-06-21
   days on market $690,000 Active 52 DOM
2. 2026-06-18
   days on market $690,000 Active 49 DOM
3. 2026-06-17
   days on market $690,000 Active 48 DOM
4. 2026-06-16
   days on market $690,000 Active 47 DOM
5. 2026-06-15
   days on market $690,000 Active 46 DOM
6. 2026-06-13
   days on market $690,000 Active 44 DOM
7. 2026-06-09
   days on market $690,000 Active 40 DOM
8. 2026-06-08
   days on market $690,000 Active 39 DOM
9. 2026-06-07
   days on market $690,000 Active 38 DOM
10. 2026-06-04
    days on market $690,000 Active 35 DOM
11. 2026-06-03
    days on market $690,000 Active 34 DOM
12. 2026-06-02
    days on market $690,000 Active 33 DOM
13. 2026-06-01
    days on market $690,000 Active 32 DOM
14. 2026-05-31
    days on market $690,000 Active 31 DOM
15. 2026-04-21
    listed $690,000 Active
16. 2026-04-10
    historical
17. 2026-01-08
    price $750,000
18. 2025-09-23
    listed $850,000 Active
19. 2006-06-22
    soldstatus $365,000 292-char remark

    Show marketing remark (292 chars)

    VERY NICE DUPLEX. GREAT FLOOR PLAN. 2/1 ON EACH SIDE AND SPACIOUS LAUNDRY ROOM IN BACK. VERY WELL KEPT. HARD WOOD FLOOR IN LIVING ROOM, DINING ROOM AND MASTER BEDROOM. TILE ON THE REST OF THE HOUSE. CENTRAL A/C. LARGEPARKING SPACE IN FRONT OF THE PROPER TY. CALL LISTING AGENT, EASY TO SHOW!

20. 2006-06-19
    soldstatus $365,000
21. 1977-08-01
    soldstatus $22,000

ⓘ 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: $7,889 · $657/mo
• Projected year-2 tax: $7,889 · $657/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 · 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: $102,936
• − Mortgage interest: −$38,651
• − Property taxes: −$7,889
• − Insurance: −$3,450
• − Repairs & maintenance: −$8,235
• − Management: −$8,235
• − Depreciation: −$20,073
• Taxable income: $16,404
• Est. tax owed @ 24.0%: −$3,937
• After-tax cash flow: $22,622/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -657.80%
• Current HPI: 485.4573
• Rent YoY: ▲ 2.73%
• 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

+3036.4% since first listed

7 events — show timeline

• 2026-04-21 Listed $690,000 MARMLS
• 2026-04-10 Listing Removed — MARMLS
• 2026-01-08 Price Changed $750,000 MARMLS
• 2025-09-23 Listed $850,000 MARMLS
• 2006-06-22 Sold (MLS) $365,000 MARMLS
• 2006-06-19 Sold (Public Records) $365,000 Public Records
• 1977-08-01 Sold (Public Records) $22,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $7,889 · +10.0% YoY. Source: county tax records.