1021 SW 5th St · Miami, FL 33130

$1,025,000

2 bd · 2.0 ba · 1,609 sqft · MultiFamily public records · 99 Days on market

Built 1925 7,500 sqft lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• 1% rule +3.9/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Investment opportunity to own two well maintained, fully leased duplexes. Great location near Brickel and the iconic restaurants of the Calle Ocho tourist corridor. The property contains (1) one bedroom apartment, (2) two bedroom apartments and a 3 Bedroom apartment bringing in over $8,225 per month. Call owner/broker to schedule a showing

Key facts

• Fully leased
• Great location
• 7,500 sq ft lot

Tags

• FULLY LEASED
• GREAT LOCATION
• CALLE OCHO TOURIST CORRIDOR

Property features AI

Finance

• Financial info: Four-unit property; Tenants pay cable TV, electricity and gas; Pets allowed (cats OK; breed restrictions may apply)

Exterior

• Utilities: Public water; Public sewer; 100 amp electric service; Cable available; Electricity connected; Natural gas available; Sewer connected; Water connected; Four separate electric meters; Two separate gas meters
• Home design: Quadruplex; Two levels; City street frontage
• Construction: Built in block, cement siding, stucco and wood frame construction; Built-up, flat, mixed and shingle roof; Block and concrete perimeter foundation; Total building area approximately 3,656
• Exterior features: Open patio; Patio; Interior lot with many trees and fruit trees; Sidewalks; Back yard fencing, cross-fenced, chain link, gate, wood and wrought iron

Interior

• Flooring: Ceramic tile; Laminate; Engineered wood
• Bathrooms: One bathroom
• Heating & cooling: Window/wall heating; Wall/window air conditioning units
• Interior features: Single-hung wood windows; Ceramic tile, laminate, and engineered wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $910k (11.2% below list).
• Recommended offer: $910k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $9,098/mo this rent would consume 179% 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 $7k of loan paydown is wiped out by about $18k 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 99 days — a 9% lower offer ($933k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $300k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $614k; list at $1.02M implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $909,800 (11.2% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.4

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: -11.0%
• Equity multiple: 0.57×
• Total profit: $-124,815
• Equity at exit: $209,131

10-year hold

• IRR: -7.0%
• Equity multiple: 0.50×
• Total profit: $-144,516
• Equity at exit: $188,410

Cash invested: $287,000 (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: 19.2×

Monthly cashflow live

• Estimated rent: $9,098 medium
• Mortgage (P&I): −$5,375
• Tax from tax record: −$1,150 /mo · $13,802/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,911
• Net cashflow: $235

Break-even live

Break-even rent $8,801

Max offer price $1,025,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$4,454
1× unit	2	1	$4,644
Total (2 units)			$9,098

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3486	$22,000	$6.31	24d	2	1.24mi
1000 Brickell Plz Miami, FL	3.0–6.0	3.5–5.5	3692	$19,800	$5.36	11d	2	1.24mi

Listing history 31 events

1. 2026-06-18
   days on market $1,025,000 Active 99 DOM
2. 2026-06-17
   days on market $1,025,000 Active 98 DOM
3. 2026-06-16
   days on market $1,025,000 Active 97 DOM
4. 2026-06-15
   days on market $1,025,000 Active 96 DOM
5. 2026-06-13
   pricedays on market $1,025,000 Active 94 DOM
6. 2026-06-09
   days on market $1,050,000 Active 90 DOM
7. 2026-06-08
   days on market $1,050,000 Active 89 DOM
8. 2026-06-07
   days on market $1,050,000 Active 88 DOM
9. 2026-06-04
   days on market $1,050,000 Active 85 DOM
10. 2026-06-03
    pricedays on market $1,050,000 Active 84 DOM
11. 2026-06-02
    days on market $1,075,000 Active 83 DOM
12. 2026-06-01
    days on market $1,075,000 Active 82 DOM
13. 2026-05-31
    days on market $1,075,000 Active 81 DOM
14. 2026-05-19
    price $1,075,000
15. 2026-04-22
    price $1,100,000
16. 2026-04-08
    price $1,125,000
17. 2026-04-02
    price $1,195,000
18. 2026-03-27
    price $1,225,000
19. 2026-03-20
    price $1,295,000
20. 2026-03-12
    listed $1,325,000 Active
21. 2025-11-24
    historical $2,550
22. 2025-11-20
    price $2,550
23. 2025-11-16
    price $2,650
24. 2025-11-11
    price $2,750
25. 2025-11-01
    listed $2,850
26. 2021-07-31
    historical
27. 2021-03-31
    listed $799,000
28. 2018-03-09
    soldstatus $614,300
29. 2006-03-14
    soldstatus $385,000
30. 1985-06-01
    soldstatus $75,000
31. 1979-11-01
    soldstatus $61,600

ⓘ 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: $13,802 · $1,150/mo
• Projected year-2 tax: $13,802 · $1,150/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 · 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: $109,176
• − Mortgage interest: −$57,416
• − Property taxes: −$13,802
• − Insurance: −$5,125
• − Repairs & maintenance: −$8,734
• − Management: −$8,734
• − Depreciation: −$29,818
• Taxable loss: −$14,454
• Est. tax savings @ 24.0%: +$3,469
• After-tax cash flow: $6,288/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

+1645.1% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $1,075,000 Beaches MLS
• 2026-04-22 Price Changed $1,100,000 Beaches MLS
• 2026-04-08 Price Changed $1,125,000 Beaches MLS
• 2026-04-02 Price Changed $1,195,000 Beaches MLS
• 2026-03-27 Price Changed $1,225,000 Beaches MLS
• 2026-03-20 Price Changed $1,295,000 Beaches MLS
• 2026-03-12 Listed $1,325,000 Beaches MLS
• 2025-11-24 Rental Removed $2,550 GFLMLS
• 2025-11-20 Price Changed $2,550 GFLMLS
• 2025-11-16 Price Changed $2,650 GFLMLS
• 2025-11-11 Price Changed $2,750 GFLMLS
• 2025-11-01 Listed for Rent $2,850 GFLMLS
• 2021-07-31 Listing Removed — Beaches MLS
• 2021-03-31 Listed $799,000 Beaches MLS
• 2018-03-09 Sold (Public Records) $614,300 Public Records
• 2006-03-14 Sold (Public Records) $385,000 Public Records
• 1985-06-01 Sold (Public Records) $75,000 Public Records
• 1979-11-01 Sold (Public Records) $61,600 Public Records

Property tax history

+12.2%/yr

Latest (2025): $13,802 · +5.1% YoY. Source: county tax records.