1750 N Bayshore Dr #2905 · Miami, FL 33132

$348,000

1 bd · 1.0 ba · 825 sqft · Condo public records · 476 Days on market

Built 2007 $1623/mo HOA · 34% of rent ↓ 3% since listing

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.4/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Experience breathtaking bay and city views from this stunning 1-bedroom, 1-bath condo at Opera Tower. Located in Edgewater, this unit features floor-to-ceiling windows, an open kitchen with stainless steel appliances, and a spacious balcony. The bedroom offers ample closet space, while the modern bathroom boasts sleek finishes. Opera Tower provides top-tier amenities, including a pool, fitness center, concierge, and 24-hour security. Enjoy the vibrant lifestyle of Edgewater, with easy access to Downtown Miami, Wynwood, Brickell, and Miami Beach. Walking distance to Margaret Pace Park, dining, and entertainment. Perfect for investors or homeowners seeking luxury and convenience in one of Mia

Key facts

• Spacious balcony
• Ample closet space
• Modern bathroom

Tags

• FLOOR TO CEILING WINDOWS
• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• SPACIOUS BALCONY
• AMPLE CLOSET SPACE
• MODERN BATHROOM

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee covers amenities, cable TV, sewer, security, trash and water; Building has elevators

Exterior

• Parking: Attached garage with 1 covered space
• Security: Intercom; Lobby secured; Security guard
• Utilities: Cable available
• Home design: Condominium unit; Multiple stories building; Entry located on level 29
• Construction: Resale property
• Exterior features: Balcony (open); Intracoastal access waterfront; Has a view

Interior

• Bathrooms: 1 full bathroom
• Interior features: First-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $348k.

Deal economics

• At list price, monthly cash flow is $-675 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (34.3% below list).
• Meets the 1% rule at list price ($5k rent vs $348k).
• Recommended offer: $229k (34.3% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 1.9% in Miami — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#177 in FL, #2,724 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 869 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,841/mo this rent would consume 53% of the median local household income ($109k/yr) (locally 2260% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,786 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 476 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.52% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.05×
• Total profit: $-101,830
• Equity at exit: $59,278

10-year hold

• IRR: -46.0%
• Equity multiple: -0.79×
• Total profit: $-174,679
• Equity at exit: $42,939

Cash invested: $97,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33132

• Home prices YoY: -0.8%
• Rents YoY: 0.7%
• Active inventory: 869
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,841 medium
• Mortgage (P&I): −$1,825
• Tax from tax record: −$479 /mo · $5,754/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,623
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $-675

Break-even live

Break-even rent $5,695

Max offer price $228,786

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $87,000
• Closing costs: $10,440
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$8,110	$6.44	2d	13	0.81mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$3,506	$1.32	2d	19	1.12mi

HOA detail condo

• Monthly dues: $1,623 · $19,476/yr
• Likely covers: waterpoolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $348,000 Active 476 DOM
2. 2026-06-17
   days on market $348,000 Active 475 DOM
3. 2026-06-16
   days on market $348,000 Active 474 DOM
4. 2026-06-15
   days on market $348,000 Active 473 DOM
5. 2026-06-13
   days on market $348,000 Active 471 DOM
6. 2026-06-09
   days on market $348,000 Active 467 DOM
7. 2026-06-08
   days on market $348,000 Active 466 DOM
8. 2026-06-08
   days on market $348,000 Active 465 DOM
9. 2026-06-04
   days on market $348,000 Active 462 DOM
10. 2026-06-03
    days on market $348,000 Active 461 DOM
11. 2026-06-02
    days on market $348,000 Active 460 DOM
12. 2026-06-01
    days on market $348,000 Active 459 DOM
13. 2026-05-31
    days on market $348,000 Active 458 DOM
14. 2025-12-26
    price $348,000
15. 2025-12-08
    price $350,000
16. 2025-10-10
    price $352,000
17. 2025-07-23
    price $355,000
18. 2025-07-03
    price $359,000
19. 2025-02-27
    listed $369,000 Active
20. 2024-07-03
    historical $2,700
21. 2024-06-12
    listed $2,700
22. 2024-02-14
    historical $3,000
23. 2024-01-26
    listed $3,000
24. 2023-09-22
    historical $2,900
25. 2023-08-09
    listed $2,900
26. 2023-08-02
    historical
27. 2014-08-28
    soldstatus $358,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $5,754 · $479/mo
• Projected year-2 tax: $5,754 · $479/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,088
• − Mortgage interest: −$19,493
• − Property taxes: −$5,754
• − Insurance: −$6,859
• − Repairs & maintenance: −$4,647
• − Management: −$4,647
• − HOA: −$19,476
• − Depreciation: −$10,124
• Taxable loss: −$12,911
• Est. tax savings @ 24.0%: +$3,099
• After-tax cash flow: $-4,999/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Miami

• Score: 78/100
• State rank: #177
• US rank: #2724

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment C- Housing B- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 20,253
• Household income: $109,109
• Rent vs Own: 74.3% rent · 25.7% own
• Severe rent burden: 2260.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 39% White 29% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 9% Dominican 2% Salvadoran 1%
• Common ancestry: Estonian 2% Scotch-Irish 2% Romanian 1%
• Foreign-born: 50% · Canada, Jamaica, Dominican Republic
• Languages at home: 35% English-only · Spanish 49% Other Indo-European 6% Other Asian/Pacific 2%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.52%
• Current HPI: 294.3744
• Rent YoY: ▲ 0.74%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-2.9% since first listed

14 events — show timeline

• 2025-12-26 Price Changed $348,000 MARMLS
• 2025-12-08 Price Changed $350,000 MARMLS
• 2025-10-10 Price Changed $352,000 MARMLS
• 2025-07-23 Price Changed $355,000 MARMLS
• 2025-07-03 Price Changed $359,000 MARMLS
• 2025-02-27 Listed $369,000 MARMLS
• 2024-07-03 Rental Removed $2,700 MARMLS
• 2024-06-12 Listed for Rent $2,700 MARMLS
• 2024-02-14 Rental Removed $3,000 MARMLS
• 2024-01-26 Listed for Rent $3,000 MARMLS
• 2023-09-22 Rental Removed $2,900 MARMLS
• 2023-08-09 Listed for Rent $2,900 MARMLS
• 2023-08-02 Rental Removed — MARMLS
• 2014-08-28 Sold (Public Records) $358,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,754 · +3.3% YoY. Source: county tax records.