1736 NW 19th St · Miami, FL 33125

$1,820,000

10 bd · 10.0 ba · 4,928 sqft · MultiFamily public records · 134 Days on market

Built 1962

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

Exceptional multifamily investment opportunity with 100% occupancy and all major capital improvements completed, including electrical, plumbing, and roof. This is a fully stabilized, turnkey asset in excellent condition with no deferred maintenance. Showings and financial information will be provided only upon offer acceptance; please do not disturb tenants. The price is firm, and all offers must be submitted via email.

Key facts

• Turnkey asset
• Fully stabilized
• 10 parking spots

Tags

• 100 PERCENT OCCUPANCY
• MAJOR CAPITAL IMPROVEMENTS
• FULLY STABILIZED
• TURNKEY ASSET
• NO DEFERRED MAINTENANCE

Property features AI

Finance

• Financial info: Property contains 10 units; Units are unfurnished; Typical unit area about 500 (unit-level area provided); Reported actual rent per unit: $1,600; Units may be month-to-month

Exterior

• Parking: Ten parking spaces
• Security: Smoke detectors present
• Utilities: Public sewer; Cable not available; Water included in rent (as part of rent-includes for units); Sewer included in rent (as part of rent-includes for units); Trash collection included in rent (as part of rent-includes for units); Pest control included in rent (as part of rent-includes for units)
• Home design: 2-story building; Resale property; Flat and tile roof
• Construction: Brick and block construction
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Range; Refrigerator; Kitchen included in unit description
• Bedrooms: One-bedroom units (each unit is 1 bedroom)
• Flooring: Ceramic tile; Tile
• Bathrooms: One full bathroom per unit
• Heating & cooling: Central heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Ceramic tile and tile flooring; Smoke detector
• Laundry & utility: Air conditioning unit in each unit

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.3-bath units multifamily listed at $1.82M.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative. Per door: $-39/mo.
• To cash-flow at today's rent, offer at most $1.80M (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.57M (13.7% below list).
• Recommended offer: $1.57M (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (-1.4%/yr); 239 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $15,706/mo this rent would consume 419% of the median local household income ($45k/yr) (locally 5223% 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 $13k of loan paydown is wiped out by about $55k 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 134 days — a 12% lower offer ($1.60M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $730k; list at $1.82M implies a 149% gain — meaningful room to come down on a strong offer.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,570,600 (13.7% 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 134 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.86% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.7

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: -20.2%
• Equity multiple: 0.32×
• Total profit: $-348,169
• Equity at exit: $271,368

10-year hold

• IRR: -21.6%
• Equity multiple: 0.04×
• Total profit: $-489,793
• Equity at exit: $157,360

Cash invested: $509,600 (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 33125

• Rents YoY: -1.4%
• Active inventory: 239
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $15,706 medium
• Mortgage (P&I): −$9,544
• Tax from tax record: −$1,795 /mo · $21,542/yr
• Insurance: −$758
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,298
• Net cashflow: $-117

Break-even live

Break-even rent $15,854

Max offer price $1,799,401

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3.3	$15,705
Total (3 units)			$15,706

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: $455,000
• Closing costs: $54,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,820,000 Active 134 DOM
2. 2026-06-17
   days on market $1,820,000 Active 133 DOM
3. 2026-06-16
   days on market $1,820,000 Active 132 DOM
4. 2026-06-15
   days on market $1,820,000 Active 131 DOM
5. 2026-06-13
   days on market $1,820,000 Active 129 DOM
6. 2026-06-09
   days on market $1,820,000 Active 125 DOM
7. 2026-06-08
   days on market $1,820,000 Active 124 DOM
8. 2026-06-07
   days on market $1,820,000 Active 123 DOM
9. 2026-06-04
   days on market $1,820,000 Active 120 DOM
10. 2026-06-03
    days on market $1,820,000 Active 119 DOM
11. 2026-06-02
    days on market $1,820,000 Active 118 DOM
12. 2026-06-01
    days on market $1,820,000 Active 117 DOM
13. 2026-05-31
    days on market $1,820,000 Active 116 DOM
14. 2026-04-08
    price $1,820,000
15. 2026-02-04
    listed $1,825,000 Active
16. 2026-02-03
    historical
17. 2025-12-16
    price $1,900,000
18. 2025-11-21
    price $1,999,000
19. 2025-09-20
    listed $2,185,000 Active
20. 2015-07-02
    soldstatus $730,000
21. 2004-01-16
    soldstatus $375,000

ⓘ 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: $21,542 · $1,795/mo
• Projected year-2 tax: $21,542 · $1,795/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 · 74% 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: $188,472
• − Mortgage interest: −$101,948
• − Property taxes: −$21,542
• − Insurance: −$14,218
• − Repairs & maintenance: −$15,078
• − Management: −$15,078
• − Depreciation: −$52,945
• Taxable loss: −$32,338
• Est. tax savings @ 24.0%: +$7,761
• After-tax cash flow: $6,362/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+385.3% since first listed

8 events — show timeline

• 2026-04-08 Price Changed $1,820,000 MARMLS
• 2026-02-04 Listed $1,825,000 MARMLS
• 2026-02-03 Listing Removed — MARMLS
• 2025-12-16 Price Changed $1,900,000 MARMLS
• 2025-11-21 Price Changed $1,999,000 MARMLS
• 2025-09-20 Listed $2,185,000 MARMLS
• 2015-07-02 Sold (Public Records) $730,000 Public Records
• 2004-01-16 Sold (Public Records) $375,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $21,542 · +10.0% YoY. Source: county tax records.