7525 NE Miami Ct · Miami, FL 33138

$920,000

3 bd · 4.0 ba · 1,884 sqft · MultiFamily public records · 200 Days on market

Built 1947

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investors Dream! This Five-unit multifamily property is a perfect addition to any investors portfolio. Situated in the Heart of Little River, it offers easy access to major highways and shopping centers, ensuring convenience for tenants and strong rental demand. Don't miss this incredible opportunity. Currently generating $7,800 per month, the property also presents potential for future rental increase. Contact LA for showing instructions.

Key facts

• Strong rental demand
• Multifamily property
• 5 parking spots

Tags

• MULTIFAMILY PROPERTY
• EASY ACCESS TO MAJOR HIGHWAYS
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Green features: energy-efficient appliances
• Financial info: Actual monthly rent reported: $7,600 (unit is month-to-month); Rent includes pest control and water

Exterior

• Parking: 5 parking spaces (open parking)
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story property
• Construction: Shingle roof; Resale property
• Exterior features: Lot smaller than a quarter acre; Zoning: 4600

Interior

• Bedrooms: Total of 6 bedrooms (unit-level breakdown not shown)
• Flooring: Parquet
• Bathrooms: 10 total bathrooms (5 full, 5 half)
• Heating & cooling: Cooling provided by wall/window units
• Interior features: Parquet flooring

What this means for you Summary

Snapshot

• This is a 10 × 1-bed/?-bath units multifamily listed at $920k.

Deal economics

• At list price, monthly cash flow is $11k ($138k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $920k).
• Recommended offer: $810k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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 flat; 369 active listings in the ZIP; 1 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).
• At $22,138/mo this rent would consume 354% of the median local household income ($75k/yr) (locally 2049% 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 $6k of loan paydown is wiped out by about $28k 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 + 0.3% rent growth), your $258k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($810k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 12y ago; this cycle's ask has dropped $180k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $809,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.41% ✓
• Cap rate: 21.25%
• Cash-on-cash: 53.42%
• DSCR: 3.38
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.03×
• Total profit: $523,455
• Equity at exit: $137,175

10-year hold

• IRR: 53.0%
• Equity multiple: 5.55×
• Total profit: $1,171,423
• Equity at exit: $79,545

Cash invested: $257,600 (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 33138

• Rents YoY: 0.3%
• Active inventory: 369
• Price-to-rent: 34.6×

Monthly cashflow live

• Estimated rent: $22,138 medium
• Mortgage (P&I): −$4,825
• Tax from tax record: −$814 /mo · $9,770/yr
• Insurance: −$383
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,649
• Net cashflow: $11,467

Break-even live

Break-even rent $7,623

Max offer price $920,000

Occupancy floor 43%

Sensitivity live

Price	-10% $11,988	-5% $11,727	+0% $11,467	+5% $11,207	+10% $10,946
Rent	-10% $9,718	-5% $10,593	+0% $11,467	+5% $12,341	+10% $13,216
Rate	-1.0pp $11,930	-0.5pp $11,701	base $11,467	+0.5pp $11,229	+1.0pp $10,986

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	—	$22,140
Total (10 units)			$22,138

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: $230,000
• Closing costs: $27,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1071 NE 83rd St Miami, FL	4.0	3.0	2364	$21,000	$8.88	25d	1	1.40mi

Listing history 50 events

1. 2026-06-21
   days on market $920,000 Active 200 DOM
2. 2026-06-18
   days on market $920,000 Active 197 DOM
3. 2026-06-17
   days on market $920,000 Active 196 DOM
4. 2026-06-16
   days on market $920,000 Active 195 DOM
5. 2026-06-15
   days on market $920,000 Active 194 DOM
6. 2026-06-13
   days on market $920,000 Active 192 DOM
7. 2026-06-09
   days on market $920,000 Active 188 DOM
8. 2026-06-08
   days on market $920,000 Active 187 DOM
9. 2026-06-07
   days on market $920,000 Active 186 DOM
10. 2026-06-04
    days on market $920,000 Active 183 DOM
11. 2026-06-03
    days on market $920,000 Active 182 DOM
12. 2026-06-02
    days on market $920,000 Active 181 DOM
13. 2026-06-01
    days on market $920,000 Active 180 DOM
14. 2026-05-31
    days on market $920,000 Active 179 DOM
15. 2026-05-18
    price $920,000
16. 2026-04-21
    price $950,000
17. 2025-12-12
    price $1,000,000
18. 2025-12-03
    listed $1,100,000 Active
19. 2024-09-19
    soldstatus $895,000
20. 2024-06-17
    historical
21. 2024-05-04
    historical $2,000
22. 2024-05-02
    listed $975,000 Active
23. 2024-04-30
    listed $2,000
24. 2024-03-31
    historical $1,300
25. 2024-03-13
    listed $1,300
26. 2024-02-19
    historical
27. 2024-02-08
    price $930,000
28. 2024-01-03
    price $980,000
29. 2023-11-06
    listed $999,999 Active
30. 2023-11-05
    historical $1,300
31. 2023-11-01
    listed $1,300
32. 2023-10-20
    historical $1,550
33. 2023-09-09
    listed $1,550
34. 2018-05-22
    soldstatus $420,000
35. 2018-05-10
    historical
36. 2018-02-22
    status Active
37. 2018-02-17
    status Backup Contract
38. 2018-02-14
    listed $450,000 Active
39. 2016-03-08
    historical
40. 2015-12-17
    listed $350,000 Active
41. 2015-06-08
    soldstatus $175,000
42. 2015-05-27
    soldstatus $175,000 Sold
43. 2015-05-01
    status Pending
44. 2015-04-24
    status Active
45. 2015-04-22
    status Pending
46. 2015-04-03
    listed $185,000 Active
47. 2014-10-21
    historical
48. 2014-08-26
    status Active
49. 2014-08-22
    status Pending
50. 2014-08-08
    price $179,000

ⓘ 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: $9,770 · $814/mo
• Projected year-2 tax: $9,770 · $814/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) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 30 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: $265,656
• − Mortgage interest: −$51,534
• − Property taxes: −$9,770
• − Insurance: −$4,600
• − Repairs & maintenance: −$21,252
• − Management: −$21,252
• − Depreciation: −$26,764
• Taxable income: $130,483
• Est. tax owed @ 24.0%: −$31,316
• After-tax cash flow: $106,287/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): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% Other Indo-European 4%

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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+2200.0% since first listed

39 events — show timeline

• 2026-05-18 Price Changed $920,000 MARMLS
• 2026-04-21 Price Changed $950,000 MARMLS
• 2025-12-12 Price Changed $1,000,000 MARMLS
• 2025-12-03 Listed $1,100,000 MARMLS
• 2024-09-19 Sold (Public Records) $895,000 Public Records
• 2024-06-17 Listing Removed — MARMLS
• 2024-05-04 Rental Removed $2,000 APPFOLIO
• 2024-05-02 Listed $975,000 MARMLS
• 2024-04-30 Listed for Rent $2,000 APPFOLIO
• 2024-03-31 Rental Removed $1,300 APPFOLIO
• 2024-03-13 Listed for Rent $1,300 APPFOLIO
• 2024-02-19 Listing Removed — MARMLS
• 2024-02-08 Price Changed $930,000 MARMLS
• 2024-01-03 Price Changed $980,000 MARMLS
• 2023-11-06 Listed $999,999 MARMLS
• 2023-11-05 Rental Removed $1,300 APPFOLIO
• 2023-11-01 Listed for Rent $1,300 APPFOLIO
• 2023-10-20 Rental Removed $1,550 APPFOLIO
• 2023-09-09 Listed for Rent $1,550 APPFOLIO
• 2018-05-22 Sold (Public Records) $420,000 Public Records
• 2018-05-10 Listing Removed — MARMLS
• 2018-02-22 Relisted — MARMLS
• 2018-02-17 Pending — MARMLS
• 2018-02-14 Listed $450,000 MARMLS
• 2016-03-08 Listing Removed — MARMLS
• 2015-12-17 Listed $350,000 MARMLS
• 2015-06-08 Sold (Public Records) $175,000 Public Records
• 2015-05-27 Sold (MLS) $175,000 MARMLS
• 2015-05-01 Pending — MARMLS
• 2015-04-24 Relisted — MARMLS
• 2015-04-22 Pending — MARMLS
• 2015-04-03 Listed $185,000 MARMLS
• 2014-10-21 Listing Removed — MARMLS
• 2014-08-26 Relisted — MARMLS
• 2014-08-22 Pending — MARMLS
• 2014-08-08 Price Changed $179,000 MARMLS
• 2014-07-24 Listed $200,000 MARMLS
• 2004-06-26 Sold (Public Records) $149,500 Public Records
• 1992-04-08 Sold (Public Records) $40,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $9,770 · +7.1% YoY. Source: county tax records.