331 SW 11th Ave · Miami, FL 33130

$1,100,000

4 bd · 2.0 ba · 2,380 sqft · MultiFamily public records · 16 Days on market

Built 1948

---

Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

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

Listing remarks MLS

EXCELLENT Airbnb income approach opportunity, Centrally located West Brickell (Little Havana) turnkey duplex completely upgraded n 2019 with new flooring, kitchens and baths and new central AC. Each duplex has 3 bedrooms and 2 baths with washer and dryer and a large back yard. The units are 100% occupied with excellent tenants paying $2000.00 per month; rents can be increased by at least $300.00 per month. Situated just 4 blocks from Calle 8 and minutes from Brickell, downtown, Wynwood, the health district, Coconut Grove, Coral Gables and the airport. Do not disturb the tenants This property (331 SW 11 Avenue) is part of an assemblage that can be sold separately. The other property (1091 SW 4th Street) is a four-plex each 2/1 located next door. Both properties are zoned T4

Key facts

• New kitchens
• New baths
• Turnkey duplex

Tags

• TURNKEY DUPLEX
• COMPLETELY UPGRADED
• NEW FLOORING
• NEW KITCHENS
• NEW BATHS
• NEW CENTRAL AC

Property features AI

Exterior

• Parking: 4 total parking spaces
• Utilities: Cable available; Public sewer
• Home design: Two-story property; Resale home; Facing information not provided
• Construction: Brick and block construction; Flat and tile roof
• Exterior features: Quarter-to-half acre lot

Interior

• Flooring: Laminate
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $631/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 $1.10M (0.2% below list).
• Recommended offer: $1.08M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents soft (-0.5%/yr); 639 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $10,973/mo this rent would consume 216% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $8k 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 16 days — a 2% lower offer ($1.08M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $800k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,083,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.00% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.76×
• Total profit: $-73,168
• Equity at exit: $224,433

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-33,076
• Equity at exit: $202,196

Cash invested: $308,000 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $10,973 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,180 /mo · $14,154/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,304
• Net cashflow: $1,262

Break-even live

Break-even rent $9,375

Max offer price $1,100,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$10,974
Total (2 units)			$10,973

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 SW 3rd St #12 Miami, FL	3.0	3.5	2418	$18,000	$7.44	4d	1	1.11mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$31,333	$8.99	24d	2	1.32mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$29,867	$8.09	10d	2	1.32mi
1000 Brickell Plz Miami, FL	3.0–6.0	4.5–5.5	3795	$28,667	$7.55	2d	2	1.32mi
200 Biscayne Boulevard Way #5001 Miami, FL	3.0	3.5	2457	$20,000	$8.14	24d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $1,100,000 Active 16 DOM
2. 2026-06-17
   days on market $1,100,000 Active 15 DOM
3. 2026-06-16
   days on market $1,100,000 Active 14 DOM
4. 2026-06-15
   days on market $1,100,000 Active 13 DOM
5. 2026-06-13
   days on market $1,100,000 Active 11 DOM
6. 2026-06-09
   days on market $1,100,000 Active 7 DOM
7. 2026-06-08
   days on market $1,100,000 Active 6 DOM
8. 2026-06-07
   days on market $1,100,000 Active 5 DOM
9. 2026-06-04
   days on market $1,100,000 Active 2 DOM
10. 2026-06-03
    remarks 582-char remark
11. 2026-06-03
    listed $1,100,000 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: $14,154 · $1,180/mo
• Projected year-2 tax: $14,154 · $1,180/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 X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 31 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: $131,676
• − Mortgage interest: −$61,617
• − Property taxes: −$14,154
• − Insurance: −$5,500
• − Repairs & maintenance: −$10,534
• − Management: −$10,534
• − Depreciation: −$32,000
• Taxable loss: −$2,664
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $15,787/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% 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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+2100.0% since first listed

12 events — show timeline

• 2026-06-03 Price Changed $1,100,000 MARMLS
• 2026-06-02 Listed $110,000 MARMLS
• 2024-07-20 Listing Removed — MARMLS
• 2024-02-20 Listed $1,100,000 MARMLS
• 2022-04-12 Sold (Public Records) $800,000 Public Records
• 2022-04-06 Sold (MLS) $800,000 MARMLS
• 2022-03-28 Contingent — MARMLS
• 2022-02-10 Price Changed $850,000 MARMLS
• 2022-01-17 Price Changed $890,000 MARMLS
• 2021-12-17 Listed $950,000 MARMLS
• 2019-02-05 Sold (Public Records) $325,000 Public Records
• 1977-06-01 Sold (Public Records) $50,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $14,154 · +6.8% YoY. Source: county tax records.