WorkspaceDiscoverMultifamily · Miami Beach · Miami-Dade County
730 84th St, Miami Beach
Advertised fourplex with one 2-bedroom and three 1-bedroom units. Seller says fully leased; rent amounts are not published.
Recorded status: Public listing page: active. Checked: .
Dated listing record · recheck availability and legal unit count.
- Est. gross yield at asking
- 8.0% Estimate · rent potential ÷ asking price
- Asking price
- $1,250,000
Rent potential · Estimate: $8,327/moBroad HUD benchmark, not property-specific market rent or current collections.
- Estimated annual NOI
- $39,687 Before debt and capital reserves
- Estimated cap rate
- 3.2% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- $3,057 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $8,327 | HUD-based planning rent |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 1.88% | Matches planning allowance |
| Annual insurance | $12,000 | Matches planning allowance |
| Annual owner-paid utilities | $4,800 | Matches planning allowance |
| Monthly HOA or condo fees | $0 | Matches source observation |
| Other annual operating expenses | $2,400 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
1 × 2BR/2BA + 3 × 1BR/1BA
- Reported units
- 4
- Reported listing area
- 2,464 sq ft
- Asking / reported sq ft
- $507
- HOA / month
- $0
- Historical property tax / year
- $14,797
- HOA + historical tax / month
- $1,233
$1,233/month goes to reported HOA and historical tax alone. Rental income would have to cover this plus the remaining ownership costs.
HOA + historical tax only. Excludes insurance, assessments, upkeep and financing; buyer taxes can change.
Broker info & key considerations To confirm
- Occupancy conflict: the narrative says fully leased while the same listing's internet remarks say two units are vacant. Confirm leases and possession; do not assume either state.
- Current collected rent is unknown.
- Newer roof, separate electric and no-HOA claims require confirmation.
Source evidence and diligence
Financial figures observed Sep 29, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Displayed whole-property scheduled rent × 12 divided by source asking price, not your saved offer. HUD-based planning rent: FY2027 HUD FMR for Miami-Miami Beach-Kendall, FL HUD Metro FMR Area (METRO33100MM5000), effective October 1, 2026. Documented bedrooms per offered unit: 2, 1, 1, 1. Published gross housing benchmark $8,927/month includes major utilities, excluding phone, cable/satellite TV and internet. Subtract $600/month ($150/unit) for assumed tenant-paid electricity; remaining owner-paid services use the separate displayed utility budget. This electricity amount is editable budgeting policy, not a verified allowance or conservative bound. Replace scheduled rent and utility inputs with leases, payer terms and local bills. The adjusted $8,327/month is a full-occupancy scenario, not a rental appraisal, lease offer, subsidy payment standard or eligibility decision. Full-occupancy potential before vacancy, operating costs, financing and income tax; not current collections, cap rate or cash return.
Sources
- 29 Sep review · source conflict; prior numerical provenance retainedSource observation · Sep 29, 2026
- Homes.com / Compass listing · page checked 25 Sep; listed 19 AprSource observation · Sep 25, 2026
- Listing page on zillow.comWorkbook observation · Sep 22, 2026
Questions to resolve
- Obtain unit leases, tenant estoppels and a trailing 12-month operating statement.
- Verify legal unit count, title, permitted work and possession terms.
- Obtain wind/flood insurance quotes and a buyer property-tax estimate.
- Inspect roof, structure and recertification records; price immediate work.
Similar properties
- 600 SW 16th Ave, Miami: 3-unit multifamily, asking $1,240,000
- 1170 71st St, Miami Beach: 4-unit multifamily, asking $1,275,000
- 244 NW 32nd St, Miami: 3-unit multifamily, asking $1,175,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods