7 NE 50th St · Miami, FL 33137

$975,000

4 bd · 2.0 ba · 1,300 sqft · MultiFamily public records · 53 Days on market

Built 1951

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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 +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This fully remodeled 4-bedroom, 2-bathroom property is a stabilized, income-producing asset positioned at the intersection of Miami’s most desirable growth corridors. Located just minutes from the Miami Design District and the Biscayne Boulevard commercial artery, the property benefits from high-density foot traffic and proximity to luxury retail and global dining. This strategic location ensures consistent year-round demand, as evidenced by its established performance as a high-yield Airbnb operation. The property generates a proven Net Operating Income (NOI) of $77,855.00 through short-term rental stays. Unlike many residential areas in Miami with restrictive rental policies, this a

Key facts

• Pool
• Built 1951
• Listed 53 days

Tags

• INCOME-PRODUCING ASSET
• HIGH-DENSITY FOOT TRAFFIC
• PROXIMITY TO LUXURY RETAIL
• PROXIMITY TO GLOBAL DINING
• HIGH-YIELD AIRBNB OPERATION
• PROVEN NET OPERATING INCOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $975k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $768k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $648k (33.6% below list).
• Recommended offer: $648k (33.6% below list) — sets the bar for 1% rule.

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: Toussaint L'Ouverture Elementary (math 27% / reading 37%, grade F, #1,797 of 2,144 statewide, top 86%, 337 students, 75% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 68% FRL track the district average.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-26 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 (+2.7%/yr); 758 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($7k loan paydown + $3k appreciation (0.3% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($946k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $622k; list at $975k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $647,686 (33.6% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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. 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?
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: 0.66% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.66×
• Total profit: $-92,508
• Equity at exit: $296,437

10-year hold

• IRR: -1.4%
• Equity multiple: 0.85×
• Total profit: $-42,250
• Equity at exit: $367,149

Cash invested: $273,000 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 758
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $6,477 medium
• Mortgage (P&I): −$5,113
• Tax from tax record: −$768 /mo · $9,221/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,360
• Net cashflow: $-1,171

Break-even live

Break-even rent $7,959

Max offer price $768,140

Occupancy floor —

Sensitivity live

Price	-10% $-619	-5% $-895	+0% $-1,171	+5% $-1,447	+10% $-1,723
Rent	-10% $-1,683	-5% $-1,427	+0% $-1,171	+5% $-915	+10% $-659
Rate	-1.0pp $-680	-0.5pp $-923	base $-1,171	+0.5pp $-1,424	+1.0pp $-1,681

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$18,997	$7.16	0d	19	1.06mi
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$18,500	$14.68	3d	13	1.27mi

Listing history 19 events

1. 2026-04-02
   status Pending
2. 2026-04-01
   soldstatus $622,500
3. 2026-02-08
   listed $975,000 Active
4. 2026-01-17
   historical
5. 2025-01-25
   listed $975,000 Active
6. 2024-12-31
   historical
7. 2024-09-29
   listed $975,000 Active
8. 2024-09-11
   historical
9. 2024-07-31
   price $975,000
10. 2024-03-11
    listed $1,100,000 Active
11. 2015-09-05
    historical
12. 2015-08-31
    listed $499,900 Active
13. 2014-08-04
    soldstatus $121,000 Sold
14. 2014-05-30
    status Pending
15. 2014-05-21
    listed $60,900 Active
16. 2005-11-22
    soldstatus $299,900
17. 1999-07-29
    soldstatus $62,000
18. 1997-12-01
    soldstatus $33,500
19. 1979-01-01
    soldstatus $32,000

ⓘ 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: $9,221 · $768/mo
• Projected year-2 tax: $9,221 · $768/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: $77,722
• − Mortgage interest: −$54,615
• − Property taxes: −$9,221
• − Insurance: −$4,875
• − Repairs & maintenance: −$6,218
• − Management: −$6,218
• − Depreciation: −$28,364
• Taxable loss: −$31,788
• Est. tax savings @ 24.0%: +$7,629
• After-tax cash flow: $-6,423/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): 29,414
• Household income: $94,036
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 3106.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 54% Two or more races 25% White 24% Black 16% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 10% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 8% Estonian 2% Lithuanian 2%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 5%

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: ▲ 0.27%
• Current HPI: 385.1514
• 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

+1845.3% since first listed

19 events — show timeline

• 2026-04-02 Pending — MARMLS
• 2026-04-01 Sold (Public Records) $622,500 Public Records
• 2026-02-08 Listed $975,000 MARMLS
• 2026-01-17 Listing Removed — MARMLS
• 2025-01-25 Listed $975,000 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-09-29 Listed $975,000 MARMLS
• 2024-09-11 Listing Removed — MARMLS
• 2024-07-31 Price Changed $975,000 MARMLS
• 2024-03-11 Listed $1,100,000 MARMLS
• 2015-09-05 Listing Removed — MARMLS
• 2015-08-31 Listed $499,900 MARMLS
• 2014-08-04 Sold (MLS) $121,000 MARMLS
• 2014-05-30 Pending — MARMLS
• 2014-05-21 Listed $60,900 MARMLS
• 2005-11-22 Sold (Public Records) $299,900 Public Records
• 1999-07-29 Sold (Public Records) $62,000 Public Records
• 1997-12-01 Sold (Public Records) $33,500 Public Records
• 1979-01-01 Sold (Public Records) $32,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $9,221 · +4.6% YoY. Source: county tax records.