1 / 5470 NW 26th Ave, Miami FL 33125
Miami, FL
List Price
$1,425,000
Type
Duplex
Price / SqFt
$667/sqft
Price reduction
12.3% below original list — was $1,625,000
Est. equity
-95%
Comp ARV
$837,000
Max offer
$490,485
From the listing
Long Term owner is offering 2 adjacent duplexes for sale on a total of 14000 sq feet of land. The adjacent duplex is 01-4103-032-0110. The offering is for both duplexes to be sold together as a package. The current zoning is general duplexes 2-9 units. Please feel free to drive by. Please do not disturb the tenants.
Property Information
- Square Feet
- 2,135
- Units
- 2
- Days on Market
- 703
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33125
- Coordinates
- 25.7773, -80.2386
Represented by Academia
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Why this deal
- 12.3% off original list price
- Multifamily with 2 units
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
42/100
Thin
is scored →
~-95% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
12.3% off original list (full marks at 25%+).
703 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 (≈ 170% 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 (≈ 170% 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
470 NW 26th Ave, Miami FL 33125, Miami, FL
Comp-based ARV — 7 closed comp(s), medium confidence.
Recommended max offer
$490,485
Room vs list (above list)
$934,515
Est. equity
-$795,015
-95% of ARV, at list
ROC at list
-49%
Est. all-in at list
$1,632,015
list + rehab + txn + carry
70% rule MAO
$512,400
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
$837,000 after-repair value
5 recent closed sales nearby · medium confidence · range $774,000–$1,013,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 521 NW 33rd Ave, Miami FL 33125renovated0.7 mi | $950,000 | $474 | 2026-06-26 |
| 1027 NW 28th Ave, Miami FL 33125renovated0.4 mi | $825,000 | $414 | 2025-12-10 |
| 1055 NW 32nd Ct, Miami FL 331250.7 mi | $730,000 | $319 | 2026-03-16 |
| 3500 NW 1st St, Miami FL 331250.9 mi | $780,000 | $367 | 2026-03-20 |
| 132 NW 18th Ave, Miami FL 331250.8 mi | $765,000 | $360 | 2025-11-12 |
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.