1 / 5468 NW 45th St, Miami FL 33127
Miami, FL
List Price
$1,200,000
Type
Duplex
Price / SqFt
$741/sqft
Price reduction
Distressed / value-add opportunity
Est. equity
-74%
Comp ARV
$788,000
Max offer
$482,707
From the listing
"Investors or for a living on it", don't wait to buy this duplex, you can generate a great return on fixed rent or using Airbnb short term. in the Buena Vista area, close to the best places in Miami, Wynwood, Design Place, Mid Town, Brickell. Front house 4beds 2baths rented monthly, rear unit 2/1 rented monthly. Bring your offer won't be last!!
Property Information
- Square Feet
- 1,620
- Units
- 2
- Days on Market
- 1712
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33127
- Coordinates
- 25.8167, -80.1970
Represented by Academia
Academia Real Estate Corp can represent you on this property. Use the inquiry form to have a licensed broker reach out with full details and next steps.
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Why this deal
- 0% off original list price
- Multifamily with 2 units
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
32/100
Thin
is scored →
~-74% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
0.0% off original list (full marks at 25%+).
1712 days on market (full marks at 120+ — more time = more leverage).
Soft motivation language (value-add, motivated, tenant-occupied, cash-only).
A screen of the public MLS data we have — not an appraisal, valuation, or investment advice.
Deal scorecard
How four stakeholders read this deal
Strengths
- Flood zone X — outside the Special Flood Hazard Area; flood insurance not federally mandated
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
- thin equity — lender-unfriendly LTV (≈ 152% of ARV)
What a super-investor sees
Investor
Investor equity estimate based on ARV from closed MLS comps minus list price and estima…
- Negative estimated equity — buying above estimated ARV, verify comps
What a bank sees
Lender / financing
Lender financeability estimate based on list price, ARV, and condition signals. Not a f…
- thin equity — lender-unfriendly LTV (≈ 152% of ARV)
What an insurer sees
Insurance / 4-point
insurability v1. Miami-Dade is entirely within the HVHZ (High-Velocity Hurricane Zone) …
- Flood zone X — outside the Special Flood Hazard Area; flood insurance not federally mandated
What a GC / AHJ sees
Permits / condition
Permit data from Miami-Dade public records; may lag; verify open permits with the AHJ. …
4-point — last permit
- Roofnone
- Electricalnone
- Plumbingnone
- HVACnone
Estimates from public data — not an appraisal, insurance quote, or financing commitment. Insurability as of 2026-07-24. Verify with licensed professionals.
Deal calculator
Value-add deal calculator
68 NW 45th St, Miami FL 33127, Miami, FL
Comp-based ARV — 7 closed comp(s), high confidence.
Recommended max offer
$482,707
Room vs list (above list)
$717,293
Est. equity
-$585,960
-74% of ARV, at list
ROC at list
-43%
Est. all-in at list
$1,373,960
list + rehab + txn + carry
70% rule MAO
$495,600
Estimates only — not investment advice or an offer. ARV is drawn from recent closed comps; rehab from a rate-card range. Verify ARV, rehab, and all costs with a licensed professional before acting.
The comps behind the ARV
$788,000 after-repair value
5 recent closed sales nearby · high confidence · range $623,000–$1,036,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 166 NW 41st St, Miami FL 33127renovated0.2 mi | $1,200,000 | $748 | 2026-07-06 |
| 4430 NW 1 Ave, Miami FL 33127renovated0.1 mi | $990,000 | $640 | 2025-12-30 |
| 5091 NW 2nd Ave, Miami FL 331270.4 mi | $750,000 | $408 | 2026-03-20 |
| 5037-5035 NW 5th AVE, Miami FL 33127renovated0.6 mi | $1,000,000 | $551 | 2026-03-11 |
| 5720 NW 3rd Ave, Miami FL 33127renovated0.9 mi | $605,000 | $358 | 2025-11-06 |
Comparable data, not an appraisal. ARV is the median closed $/sqft of these comps applied to this home's size. Verify condition, location, and adjustments independently.