15610 NE 6th Ave Unit 33D · Golden Glades, FL 33162

$94,000

1 bd · 1.0 ba · 620 sqft · Condo public records · 199 Days on market

Built 1963 $248/mo HOA · 8% of rent ↓ 24% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Remodeled 1-Bedroom Condo in North Miami 55+ Community Bright and updated 1-bedroom, 1-bath condo located in a well-maintained 55+ community in North Miami. Features a fully remodeled bathroom, spacious living area, and serene garden views. Enjoy great amenities including a pool, clubhouse, and laundry facilities. Conveniently located near Aventura Mall, Biscayne Boulevard, FIU North Campus, and just minutes from Sunny Isles Beach, shopping, dining, and entertainment.

Key facts

• Laundry facilities
• Clubhouse
• Remodeled bathroom

Tags

• REMODELED BATHROOM
• SPACIOUS LIVING AREA
• GARDEN VIEWS
• POOL
• CLUBHOUSE
• LAUNDRY FACILITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, pool, and elevators; Association fee covers common areas, insurance, laundry, grounds maintenance, and pool(s); Senior community

Exterior

• Parking: One covered garage space with garage door opener; Guest parking space
• Security: Key card entry; Elevator secured; Fire alarm
• Utilities: Association-managed pool
• Home design: Attached property; 3 stories; Entry on 3rd level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Courtyard; Fenced complex

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Main level primary; Third-floor entry; Elevator access
• Laundry & utility: Washer; Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.7% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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 soft (-1.6%/yr); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,106/mo this rent would consume 61% of the median local household income ($61k/yr) (locally 2509% 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 $650 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 3.30% ✓
• Cap rate: 26.66%
• Cash-on-cash: 72.72%
• DSCR: 4.24
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 68.7%
• Equity multiple: 3.94×
• Total profit: $77,433
• Equity at exit: $14,016

10-year hold

• IRR: 71.9%
• Equity multiple: 7.22×
• Total profit: $163,778
• Equity at exit: $8,127

Cash invested: $26,320 (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 33162

• Rents YoY: -1.6%
• Active inventory: 284
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,106 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$39
• HOA: −$248
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,595

Break-even live

Break-even rent $1,087

Max offer price $94,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,648	-5% $1,622	+0% $1,595	+5% $1,568	+10% $1,542
Rent	-10% $1,350	-5% $1,472	+0% $1,595	+5% $1,718	+10% $1,840
Rate	-1.0pp $1,642	-0.5pp $1,619	base $1,595	+0.5pp $1,571	+1.0pp $1,546

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $248 · $2,976/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-13
   statusdays on market $94,000 Pending 199 DOM
2. 2026-06-09
   days on market $94,000 Active 198 DOM
3. 2026-06-08
   days on market $94,000 Active 197 DOM
4. 2026-06-08
   days on market $94,000 Active 196 DOM
5. 2026-06-04
   days on market $94,000 Active 193 DOM
6. 2026-06-03
   days on market $94,000 Active 192 DOM
7. 2026-06-02
   days on market $94,000 Active 191 DOM
8. 2026-06-01
   days on market $94,000 Active 190 DOM
9. 2026-05-31
   days on market $94,000 Active 189 DOM
10. 2026-05-22
    price $94,000
11. 2026-05-22
    status Active
12. 2026-05-01
    status Pending
13. 2026-04-17
    price $89,900
14. 2026-04-10
    status Active
15. 2026-04-04
    status Pending
16. 2025-10-27
    listed $99,700 Active
17. 2025-10-24
    historical
18. 2025-03-26
    price $114,000
19. 2024-11-27
    listed $124,000 Active

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,272
• − Mortgage interest: −$5,265
• − Property taxes: −$943
• − Insurance: −$470
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − HOA: −$2,976
• − Depreciation: −$2,735
• Taxable income: $18,920
• Est. tax owed @ 24.0%: −$4,541
• After-tax cash flow: $14,600/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 46,606
• Household income: $60,692
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 2509.0

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 0.62)
• Race & ethnicity: Black 53% Hispanic / Latino 30% Two or more races 15% White 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 31% Romanian 1% Scotch-Irish 1%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · French/Haitian/Cajun 35% Spanish 30% Other Indo-European 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: ▼ -445.57%
• Current HPI: 596.6178
• Rent YoY: ▼ -1.59%
• 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

-24.2% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $94,000 MARMLS
• 2026-05-22 Relisted — MARMLS
• 2026-05-01 Pending — MARMLS
• 2026-04-17 Price Changed $89,900 MARMLS
• 2026-04-10 Relisted — MARMLS
• 2026-04-04 Pending — MARMLS
• 2025-10-27 Listed $99,700 MARMLS
• 2025-10-24 Listing Removed — MARMLS
• 2025-03-26 Price Changed $114,000 MARMLS
• 2024-11-27 Listed $124,000 MARMLS

Property tax history

+5.3%/yr

Latest (2025): $943 · -4.7% YoY. Source: county tax records.