1 / 221838 NW 18th St, Miami FL 33125
Miami, FL
List Price
$715,000
Type
Duplex
Price / SqFt
$376/sqft
Price reduction
7.7% below original list — was $775,000
Est. equity
-31%
Comp ARV
$662,000
Max offer
$400,277
Occupancy
tenant
From the listing
GOOD INVESTMENT PROPERTY IN THE CITY OF MIAMI. FRONT UNIT IS 2 BEDROOMS 1 BATH RENTED FOR $2500 MONTH TO MONTH and REAR UNIT IS 3 BEDROOMS 1 BATHRENTED FOR $2800 MONTH TO MONTH. REAR A/C AND WATER HEATER IS A YEAR OLD. FENCED PROPERTY WITH BIG BACK YARD AND TWO LARGE SHEDS.
Property Information
- Square Feet
- 1,904
- Units
- 1
- Days on Market
- 549
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33125
- Coordinates
- 25.7916, -80.2262
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
- 7.7% off original list price
- Value-add opportunity
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
38/100
Thin
is scored →
~-31% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
7.7% off original list (full marks at 25%+).
549 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
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
- thin equity — lender-unfriendly LTV (≈ 108% 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 (≈ 108% of ARV)
What an insurer sees
Insurance / 4-point
insurability v1. Miami-Dade is entirely within the HVHZ (High-Velocity Hurricane Zone) …
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
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
1838 NW 18th St, Miami FL 33125, Miami, FL
Comp-based ARV — 8 closed comp(s), high confidence.
Recommended max offer
$397,400
Room vs list (above list)
$317,600
Est. equity
-$204,390
-31% of ARV, at list
ROC at list
-24%
Est. all-in at list
$866,390
list + rehab + txn + carry
70% rule MAO
$397,400
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
$662,000 after-repair value
5 recent closed sales nearby · high confidence · range $555,000–$750,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 1790 NW 19th St, Miami FL 331250.1 mi | $659,000 | $390 | 2026-06-12 |
| 1538 NW 15th Avenue, Miami FL 331250.4 mi | $595,500 | $298 | 2026-06-17 |
| 1842 NW 18th Ter, Miami FL 331250.0 mi | $400,000 | $178 | 2025-11-10 |
| 791 NW 22nd Pl, Miami FL 331250.8 mi | $670,000 | $394 | 2026-06-01 |
| 1801 NW 5th St, Miami FL 33125renovated0.9 mi | $700,000 | $341 | 2026-05-01 |
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.