1255 NE 110th Ter · Miami Shores, FL 33161

$660,000

3 bd · 2.0 ba · 1,444 sqft · MultiFamily public records · 294 Days on market

Built 1967

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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

Duplex property, Unit#1 3/1 and Unit#2 2/1, newly renovated with laminate flooring, modern kitchen cabinets, new appliances, beautiful bathroom, ceiling fans, new windows, fresh paint. Perfect for a family. Central North Miami neighborhood with excellent rated schools. 50% rented. Propiedad dúplex, Unidad n.° 1 3/1 y Unidad n.° 2 2/1, recientemente renovada con pisos laminados, gabinetes de cocina modernos, electrodomésticos nuevos, hermoso baño, ventiladores de techo, ventanas nuevas, pintura fresca. Perfecto para una familia. Vecindario de Central North Miami con excelentes escuelas calificadas. 50% alquilado.

Key facts

• Laminate flooring
• Renovated bathroom
• Income producing

Tags

• NEWLY RENOVATED DUPLEX
• INCOME PRODUCING
• LAMINATE FLOORING
• NEW MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOM

Property features AI

Finance

• Financial info: Two units rented: one at $2,100 and one at $3,000; Rent includes gardener, hot water, sewer, trash collection, and water

Exterior

• Parking: 4 total parking spaces; Open parking
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Open parking; Less than quarter acre lot

Interior

• Kitchen: Kitchen in each unit
• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Flooring: Vinyl
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central air conditioning; Wall furnace heating
• Interior features: Vinyl flooring; Family room; Utility room
• Laundry & utility: Laundry room in units

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $660k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/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 $660k).
• Recommended offer: $581k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#130 in FL, #1,936 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime D, amenities 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: Miami Shores Elementary School (math 39% / reading 55%, grade D-, #1,191 of 2,144 statewide, top 57%, 559 students, 59% 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 30% at this address vs 50% district-wide (-19 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 (-0.7%/yr); 340 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $9,121/mo this rent would consume 188% 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 $5k of loan paydown is wiped out by about $20k 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 294 days — a 12% lower offer ($581k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $580,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% 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 1967 — 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 A-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 D 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. 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: 1.38% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 6.0

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: 2.3%
• Equity multiple: 1.08×
• Total profit: $15,438
• Equity at exit: $98,408

10-year hold

• IRR: 8.5%
• Equity multiple: 1.56×
• Total profit: $103,060
• Equity at exit: $57,065

Cash invested: $184,800 (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: 340
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $9,121 medium
• Mortgage (P&I): −$3,461
• Tax from tax record: −$707 /mo · $8,482/yr
• Insurance: −$275
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,915
• Net cashflow: $2,336

Break-even live

Break-even rent $6,164

Max offer price $660,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,710	-5% $2,523	+0% $2,336	+5% $2,149	+10% $1,963
Rent	-10% $1,616	-5% $1,976	+0% $2,336	+5% $2,696	+10% $3,057
Rate	-1.0pp $2,668	-0.5pp $2,504	base $2,336	+0.5pp $2,165	+1.0pp $1,991

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$9,120
Total (2 units)			$9,121

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $660,000 Active 294 DOM
2. 2026-06-18
   days on market $660,000 Active 291 DOM
3. 2026-06-17
   days on market $660,000 Active 290 DOM
4. 2026-06-16
   days on market $660,000 Active 289 DOM
5. 2026-06-15
   days on market $660,000 Active 288 DOM
6. 2026-06-13
   days on market $660,000 Active 286 DOM
7. 2026-06-09
   days on market $660,000 Active 282 DOM
8. 2026-06-08
   days on market $660,000 Active 281 DOM
9. 2026-06-08
   days on market $660,000 Active 280 DOM
10. 2026-06-04
    days on market $660,000 Active 277 DOM
11. 2026-06-03
    days on market $660,000 Active 276 DOM
12. 2026-06-02
    days on market $660,000 Active 275 DOM
13. 2026-06-01
    days on market $660,000 Active 274 DOM
14. 2026-05-31
    days on market $660,000 Active 273 DOM
15. 2025-08-31
    listed $660,000 Active
16. 2023-12-14
    soldstatus $600,000
17. 2023-11-16
    soldstatus $600,000 648-char remark

    Show marketing remark (648 chars)

    Duplex property, Unit#1 3/1 and Unit#2 2/1, newly renovated with laminate flooring, modern kitchen cabinets, new appliances, beautiful bathroom, ceiling fans, new windows, fresh paint. Perfect for a family. Central North Miami neighborhood with excellent rated schools. 50% rented. Propiedad dúplex, Unidad n.° 1 3/1 y Unidad n.° 2 2/1, recientemente renovada con pisos laminados, gabinetes de cocina modernos, electrodomésticos nuevos, hermoso baño, ventiladores de techo, ventanas nuevas, pintura fresca. Perfecto para una familia. Vecindario de Central North Miami con excelentes escuelas calificadas. 50% alquilado.

18. 2023-01-30
    listed $599,000 648-char remark

    Show marketing remark (648 chars)

    Duplex property, Unit#1 3/1 and Unit#2 2/1, newly renovated with laminate flooring, modern kitchen cabinets, new appliances, beautiful bathroom, ceiling fans, new windows, fresh paint. Perfect for a family. Central North Miami neighborhood with excellent rated schools. 50% rented. Propiedad dúplex, Unidad n.° 1 3/1 y Unidad n.° 2 2/1, recientemente renovada con pisos laminados, gabinetes de cocina modernos, electrodomésticos nuevos, hermoso baño, ventiladores de techo, ventanas nuevas, pintura fresca. Perfecto para una familia. Vecindario de Central North Miami con excelentes escuelas calificadas. 50% alquilado.

19. 2019-10-18
    status Pending
20. 2019-03-25
    status Pending
21. 2019-03-25
    historical
22. 2019-03-25
    listed $199,900 Active
23. 1987-08-28
    soldstatus $65,000
24. 1987-08-01
    soldstatus $65,000

ⓘ 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: $8,482 · $707/mo
• Projected year-2 tax: $8,482 · $707/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 6/10 Major FEMA zone AE · 69% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $109,452
• − Mortgage interest: −$36,970
• − Property taxes: −$8,482
• − Insurance: −$8,418
• − Repairs & maintenance: −$8,756
• − Management: −$8,756
• − Depreciation: −$19,200
• Taxable income: $18,869
• Est. tax owed @ 24.0%: −$4,529
• After-tax cash flow: $23,505/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 Shores

• Score: 80/100
• State rank: #130
• US rank: #1936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• 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

+915.4% since first listed

10 events — show timeline

• 2025-08-31 Listed $660,000 MARMLS
• 2023-12-14 Sold (Public Records) $600,000 Public Records
• 2023-11-16 Sold (MLS) $600,000 Beaches MLS
• 2023-01-30 Listed $599,000 Beaches MLS
• 2019-10-18 Pending — MARMLS
• 2019-03-25 Pending — MARMLS
• 2019-03-25 Listed $199,900 MARMLS
• 2019-03-25 Listing Removed — MARMLS
• 1987-08-28 Sold (Public Records) $65,000 Public Records
• 1987-08-01 Sold (Public Records) $65,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $8,482 · +0.0% YoY. Source: county tax records.