1690 SW 27th Ave #608 · Miami, FL 33145

$350,000

1 bd · 2.0 ba · 917 sqft · Condo public records · 269 Days on market

Built 2007 $650/mo HOA · 18% of rent

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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 +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

Key facts

• New stove
• Fresh paint
• Renovated condo

Tags

• RENOVATED CONDO
• NEW A/C
• NEW STOVE
• UPDATED BATHROOM CABINETS
• NEW WOOD FLOORS
• FRESH PAINT

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $650; Association covers common areas, cable TV, insurance, structure maintenance, and trash; Community amenities: clubhouse, elevators, fitness center, pool

Exterior

• Parking: Assigned parking; Guest parking; On-street parking; One assigned space
• Security: Intercom; Key card entry; Phone entry; Smoke detectors
• Utilities: Association pool
• Home design: Condo/attached property; Located on 6th level; 12-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony (open)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family/dining room; Split bedrooms; Tub/shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (17.1% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $290k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 rising (+2.7%/yr); 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,528/mo this rent would consume 57% of the median local household income ($74k/yr) (locally 1517% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 269 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $49k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,076 (17.1% 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 269 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.20×
• Total profit: $-78,788
• Equity at exit: $52,186

10-year hold

• IRR: -18.8%
• Equity multiple: -0.00×
• Total profit: $-98,345
• Equity at exit: $30,262

Cash invested: $98,000 (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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,528 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$495 /mo · $5,936/yr
• Insurance: −$146
• HOA: −$650
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $-339

Break-even live

Break-even rent $3,957

Max offer price $290,076

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$3,855	$2.25	8d	3	0.03mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-08
   statusdays on market $350,000 Pending 269 DOM
2. 2026-06-04
   days on market $350,000 Active 268 DOM
3. 2026-06-03
   days on market $350,000 Active 267 DOM
4. 2026-06-02
   days on market $350,000 Active 266 DOM
5. 2026-06-01
   days on market $350,000 Active 265 DOM
6. 2026-05-31
   days on market $350,000 Active 264 DOM
7. 2026-01-08
   price $350,000
8. 2025-11-25
   price $376,000
9. 2025-10-16
   price $389,000
10. 2025-09-09
    listed $399,000 Active
11. 2024-08-27
    historical $2,700
12. 2024-08-23
    listed $2,700
13. 2024-08-11
    historical $2,700
14. 2024-08-02
    listed $2,700
15. 2024-05-31
    soldstatus $370,000
16. 2024-05-23
    soldstatus $370,000 Closed 595-char remark

    Show marketing remark (595 chars)

    Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

17. 2024-05-04
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

18. 2024-02-20
    price $389,000 595-char remark

    Show marketing remark (595 chars)

    Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

19. 2024-02-07
    status Active 595-char remark

    Show marketing remark (595 chars)

    Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

20. 2024-02-06
    historical Active Under Contract 595-char remark

    Show marketing remark (595 chars)

    Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

21. 2024-01-22
    listed $395,000 Active 595-char remark

    Show marketing remark (595 chars)

    Beautiful renovated condo in great location close to Brickell, The Grove, Coral Gables and 15 minutes from the Airport. Two bedrooms, two bathrooms with new cabinets in both bathrooms, new AC, new stove, new wood floor in both bedrooms and freshly painted. Washer and Dryer in the unit. Massive balcony with spectacular city view, impact windows, one covered parking space in secure gated garage, guest parking, secured lobby, pool, gym sun area & meeting/party room. The unit is rented until June 2024 at $2,300/Mo, offering investors a 4.47% Cash on Cash return. Virtual Visit available.

22. 2023-05-26
    historical
23. 2023-03-16
    listed $355,000 Active
24. 2011-04-01
    soldstatus $110,000

ⓘ 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: $5,936 · $495/mo
• Projected year-2 tax: $5,936 · $495/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $42,330
• − Mortgage interest: −$19,605
• − Property taxes: −$5,936
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,386
• − Management: −$3,386
• − HOA: −$7,800
• − Depreciation: −$10,182
• Taxable loss: −$9,716
• Est. tax savings @ 24.0%: +$2,332
• After-tax cash flow: $-1,739/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -657.80%
• Current HPI: 485.4573
• Rent YoY: ▲ 2.73%
• 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

+218.2% since first listed

18 events — show timeline

• 2026-01-08 Price Changed $350,000 MARMLS
• 2025-11-25 Price Changed $376,000 MARMLS
• 2025-10-16 Price Changed $389,000 MARMLS
• 2025-09-09 Listed $399,000 MARMLS
• 2024-08-27 Rental Removed $2,700 MARMLS
• 2024-08-23 Listed for Rent $2,700 MARMLS
• 2024-08-11 Rental Removed $2,700 MARMLS
• 2024-08-02 Listed for Rent $2,700 MARMLS
• 2024-05-31 Sold (Public Records) $370,000 Public Records
• 2024-05-23 Sold (MLS) $370,000 MARMLS
• 2024-05-04 Pending — MARMLS
• 2024-02-20 Price Changed $389,000 MARMLS
• 2024-02-07 Relisted — MARMLS
• 2024-02-06 Contingent — MARMLS
• 2024-01-22 Listed $395,000 MARMLS
• 2023-05-26 Listing Removed — MARMLS
• 2023-03-16 Listed $355,000 MARMLS
• 2011-04-01 Sold (MLS) $110,000 MARMLS

Property tax history

+8.0%/yr

Latest (2025): $5,936 · +18.2% YoY. Source: county tax records.