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+26 photosLuxury home — 2 NE 45th Street · Biltmore Sub · Miami
$1,195,000
2 NE 45th Street, Miami, FL 33137
Miami, FL, 33137
— bd · 0 ba · 1,664 sqft
Listed by Coldwell Banker Realty
2 NE 45th Street, Miami, FL 33137
Listed by Coldwell Banker Realty
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Estimated monthly payment
$8,606/mo
Income & expenses
2 units| Building totals | Monthly | Annual |
|---|---|---|
| Gross rental income | $2,450 | $29,400 |
| Operating expenses (est.) | $1,938 | $23,255 |
| Net operating income (est.) | $512 | $6,145 |
Expenses include estimated taxes, insurance, HOA and the 10% vacancy, repairs and management allowance. Loan payments are separate.
Yearly rent
$29,400
Property taxes after sale
$14,340
Florida average estimate
Insurance estimate
$5,975
South Florida average insurance estimate
Cap rate — optimistic
0.76%
NOI $9,085/yr
Rent minus taxes, insurance and HOA.
Cap rate — conservative
0.51%
NOI $6,145/yr
Also minus 10% for vacancy, repairs and management.
Cash flow with a loan
Conservative net operating income minus a 30-year loan payment at the price tested above.
Rent figures come from the listing. Taxes are estimated at the tested price, since Florida taxes reset on sale. Planning estimate only, not a quote. Actual premiums depend on roof age, wind mitigation, flood zone, claims history and the carrier. Verify all income and expenses with the seller's rent roll before writing an offer. Estimate only, not guaranteed. Verify before you buy or sell.
Know your costs before you buy
Work through three numbers: your estimated monthly payment, the cash needed at closing, and insurance & flood.
Estimated monthly payment $8,606/mo · principal, interest, taxes, insurance and HOA. Verify before you buy.
Cash to close includes the down payment, lender and title costs, taxes, insurance prepayments and escrow deposits. Editable estimate only.
Insurance and flood: Zone not provided · verify insurance quotes before buying.
About this home
Find similar homesInvestors or for a living on it! Located on a 5,000 SF lot in the highly desirable Buena Vista Historic District, this remodeled duplex offers immediate cash flow and long-term upside. Each unit features 2 bedrooms and 1 bathroom with private entrances. Unit 1 is rented at $2,450/month and Unit 2 at $2,550/month, providing strong rental income from day one. The property also includes a shared laundry room and ample open parking for two vehicles.Set on a quiet residential street just minutes from Wynwood Design District, Midtown, and Brickell, this property benefits from proximity to Miami’s most vibrant neighborhoods. Zoned T3-O, it presents excellent potential for redevelopment or future appreciation in a rapidly growing area. Ideal for investors seeking stable income. A rare opportunity in a prime location. don’t miss it!
Why we flagged this one
A transparent review of current MLS facts—not a paid placement.
226 days on market
Longer time on market usually means the seller is more open to negotiating on price and terms.
Price reductions and days on market come from this listing's MLS record. This is an initial market signal, not a formal appraisal or full comparable market analysis.
Property Details
Your costs (est.)
≈ $8,606/mo
2 NE 45th Street, Miami, FL 33137 · Miami
Location
2 NE 45th Street, Miami, FL 33137
What buyers ask about this home
What are the estimated monthly carrying costs at 2 NE 45th Street, Miami, FL 33137?+
Property tax (after sale): $1,990/month est.; homeowners insurance: $415/month est.; HOA: $0/month. Fixed ownership costs before a mortgage: $2,405/month est. Principal and interest: $6,201/month; PMI: $0/month. Total for the payment scenario shown: $8,606/month est. Flood insurance is not included. Estimate only, not guaranteed. Verify before you buy or sell.
Will property taxes go up after I buy 2 NE 45th Street, Miami, FL 33137?+
Usually yes. In Florida the assessed value resets to market value in the year after a sale, so the seller's current tax bill is rarely what a new owner pays. Budget roughly 1.8–2.0% of the purchase price annually until you file for homestead exemption and the Save Our Homes cap (or the 10% non-homestead cap) starts limiting increases.
Does 2 NE 45th Street, Miami, FL 33137 need flood insurance, and what drives the premium?+
Most of Miami sits in a FEMA flood zone, and lenders require flood coverage in high-risk zones. Premiums are driven by elevation certificate, flood zone, roof age and shape, and whether the home has impact windows or accordion shutters. Ask for the current declarations page, the four-point inspection and wind mitigation report early — they set your real cost of ownership.
What should an inspection focus on for a home like 2 NE 45th Street, Miami, FL 33137?+
In coastal South Florida, prioritize roof age and permit history, whether windows and doors are impact-rated, the seawall and dock condition on waterfront lots, drainage and elevation, plumbing type (cast iron and polybutylene are common in homes of this era), and any open or expired permits with the city. These items, not cosmetics, drive both price and insurability.
Is there room to negotiate on 2 NE 45th Street, Miami, FL 33137?+
This listing has been on the market 226 days. Leverage comes from days on market, price history, comparable closed sales and the seller's motivation — not from a fixed percentage. I pull the full history and the true comps before we write, so the offer is built on what the property is actually worth today. Call or text (954) 562-1798 for that analysis.
Neighborhood & Commute
Miami. Distinct neighborhoods, local dining and shopping, with downtown, Brickell and MiamiCentral as everyday destinations.
Approximate Drive Times
Drive times are estimates based on straight-line distance at typical South Florida traffic speeds. Actual times vary with traffic and routing.
Assigned schools for this address
Zone boundaries published by Miami-Dade County Public Schools.
Other options for this address
Sports Leadership And Management Charter School Middle Scho
Middle school · Charter · Grades 6–8 · Miami
Sports Leadership Arts Management Charter High School
High school · Charter · Grades 9–12 · Miami
Ebenezer Christian Academy II
Pre-K & Kindergarten · Private · Christian · Grades K–12 · Miami
Mcdonalds Playworld Community Development Inc Dba
Pre-K & Kindergarten · Private · Grades K–12 · Miami
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
Simon Gedz
Realtor® since 1995
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