79 SW 12th St #1210 · Miami, FL 33130

$539,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 20 Days on market

Built 2008 Good condition Garage $490/sqft · 8% below area Est $584k · 8% under $1289/mo HOA · 31% of rent ↓ 1% since listing

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Why this score? — see what drove the F 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).

• ARV discount +11.0/15.0
• Appreciation +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Cash flow +3.3/30.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0

Listing remarks

VACANT and turnkey, beautiful 2/2+ Den with "TILE FLOORS" throughout featuring a resort style infinity pool view. Largest 2 bedroom Layout at Axis on Brickell offering unlimited possibilities for the use of the additional Den space. 2 walk-in closets and 2 linen closets. Private access to the balcony from the living room and each bedroom. 1 assigned Parking Space included. Fitness Center, Pool, and a lap pool. Children playing room, BBQ Area, Security & Valet. Full amenities building. European cabinetry, Stainless steel appliances. Floor to ceiling glass, and Wide balconies. BEST LOCATION in the heart of Brickell.

Key facts

• Fitness center
• Bbq area
• Infinity pool view

Tags

• INFINITY POOL VIEW
• LARGEST BEDROOM LAYOUT
• PRIVATE ACCESS TO BALCONY
• FITNESS CENTER
• BBQ AREA
• FULL AMENITIES BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $539k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (46.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $422k (21.7% below list).
• Recommended offer: $286k (46.9% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 1.8% 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.
• Zoned schools: Southside Preparatory Academy (math 54% / reading 61%, grade C+, #764 of 2,144 statewide, top 36%, 929 students, 39% FRL); Shenandoah Middle School (math 34% / reading 44%, grade F, #381 of 571 statewide, top 67%, 1,296 students, 72% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 1038 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,221/mo this rent would consume 83% of the median local household income ($61k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $4k 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 20 days — a 2% lower offer ($531k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,359 (46.9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 2.55%
• Cash-on-cash: -13.35%
• DSCR: 0.41
• GRM: 10.6

CMA / ARV

• ARV (median comp): $584,272
• List price: $539,000
• Delta: -7.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 SW 9th St #2103	0.21mi	2/2.5	1,121 (+2%)	0mo	$900,000	$803	85
45 SW 9th St #1206	0.21mi	2/2.0	1,048 (-5%)	0mo	$720,000	$687	82
1100 S Miami Ave #3707	0.08mi	2/2.0	910 (-17%)	0mo	$515,000	$566	71
325 S Biscayne Blvd #3314	0.81mi	2/2.0	1,105 (+0%)	0mo	$630,000	$570	64
350 S Miami Ave #2505	0.55mi	2/2.0	1,030 (-6%)	0mo	$432,500	$420	63
690 SW 1st Ct Unit PHII12	0.37mi	2/2.0	1,255 (+14%)	0mo	$685,000	$546	59
175 SW 25th Rd	0.88mi	2/2.0	1,162 (+6%)	0mo	$1,260,000	$1,084	56
68 SE 6th St #1702	0.40mi	2/2.5	1,265 (+15%)	0mo	$840,000	$664	54
55 SW 9th St #4406	0.21mi	3/3.5 (+1)	1,290 (+17%)	0mo	$1,050,000	$814	54
801 S Miami Ave #1604	0.26mi	3/3.0 (+1)	1,334 (+21%)	0mo	$921,500	$691	54
888 Biscayne Blvd #2511	1.41mi	1/1.5 (-1)	845 (-23%)	0mo	$530,000	$627	33
335 S Biscayne Blvd #3503	0.85mi	1/1.0 (-1)	868 (-21%)	0mo	$460,000	$530	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.21×
• Total profit: $-182,184
• Equity at exit: $109,972

10-year hold

• IRR: -37.0%
• Equity multiple: -1.13×
• Total profit: $-320,900
• Equity at exit: $99,076

Cash invested: $150,920 (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 →

Active competition Active MLS

• For sale now: 52 active · 38 under contract
• Median asking: $664,450 ($616/sqft)
• Median days on market: 126 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -13.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 1038
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $4,221 medium
• Mortgage (P&I): −$2,827
• Tax est. 1.5%: −$674 /mo · $8,085/yr
• Insurance: −$225
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,289
• Vacancy / Maint / Mgmt: −$886
• Net cashflow: $-1,746

Break-even live

Break-even rent $6,431

Max offer price $286,359

Occupancy floor —

Sensitivity live

Price	-10% $-1,373	-5% $-1,560	+0% $-1,746	+5% $-1,932	+10% $-2,118
Rent	-10% $-2,079	-5% $-1,913	+0% $-1,746	+5% $-1,579	+10% $-1,412
Rate	-1.0pp $-1,475	-0.5pp $-1,609	base $-1,746	+0.5pp $-1,886	+1.0pp $-2,028

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: $134,750
• Closing costs: $16,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Biscayne Boulevard Way Unit 3109W Miami, FL	2.0	2.5	1437	$20,000	$13.92	107d	1	0.71mi
300 Biscayne Boulevard Way Unit 2609W Miami, FL	2.0	2.5	1437	$20,000	$13.92	83d	1	0.71mi
245 SW 6th Ave Apt C9 Miami, FL	2.0	1.0	1000	$17,450	$17.45	51d	1	0.79mi
235 SW 6th Ave Miami, FL	2.0	1.0	1000	$17,450	$17.45	24d	1	0.80mi
159 NE 6th St Unit 1032222P Miami, FL	3.0	1.0–3.0	796	$12,602	$15.83	56d	4	1.21mi
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$15,311	$16.94	1d	4	1.23mi

Property features AI

Finance

• Other: Pets allowed with possible restrictions
• HOA & community: Monthly association fee includes management, amenities, insurance, parking, sewer, security, trash, and waterCommunity amenities include a billiard room, bike storage, business center, clubhouse, elevators, fitness center, barbecue area, picnic area, playground, pool, and spa/hot tub

Exterior

• Parking: One-space garageOne covered parking space
• Security: High-impact security doorsClosed-circuit camerasDoormanSecured garage parkingSecurity guardSmoke detectors
• Home design: 40-story buildingEntry on the 12th floor
• Construction: Block construction
• Exterior features: Wraparound porchAssociation poolHeated pool

Interior

• Kitchen: Kitchen islandDishwasherElectric rangeGarbage disposalIcemakerMicrowaveRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Impact glass windowsBedroom on the main levelWalk-in closet
• Laundry & utility: Dryer

HOA detail $1,289/mo · $15,468/yr condo

• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $539,000 Active 20 DOM
2. 2026-11-07
   days on market $539,000 Active 19 DOM
3. 2026-11-06
   days on market $539,000 Active 18 DOM
4. 2026-11-05
   days on market $539,000 Active 17 DOM
5. 2026-11-04
   days on market $539,000 Active 16 DOM
6. 2026-11-02
   days on market $539,000 Active 14 DOM
7. 2026-11-01
   days on market $539,000 Active 13 DOM
8. 2026-10-31
   days on market $539,000 Active 12 DOM
9. 2026-10-30
   days on market $539,000 Active 11 DOM
10. 2026-10-29
    days on market $539,000 Active 10 DOM
11. 2026-10-28
    days on market $539,000 Active 9 DOM
12. 2026-10-27
    days on market $539,000 Active 8 DOM
13. 2026-10-26
    days on market $539,000 Active 7 DOM
14. 2026-10-26
    days on market $539,000 Active 6 DOM
15. 2026-10-24
    days on market $539,000 Active 5 DOM
16. 2026-10-23
    days on market $539,000 Active 4 DOM
17. 2026-10-22
    days on market $539,000 Active 3 DOM
18. 2026-10-21
    days on market $539,000 Active 2 DOM
19. 2026-10-20
    pricedays on marketlisting id $539,000 Active 1 DOM
20. 2026-10-19
    days on market $545,000 Active 215 DOM
21. 2026-10-18
    days on market $545,000 Active 214 DOM
22. 2026-10-17
    days on market $545,000 Active 213 DOM
23. 2026-10-16
    days on market $545,000 Active 212 DOM
24. 2026-10-15
    days on market $545,000 Active 211 DOM
25. 2026-10-14
    days on market $545,000 Active 210 DOM
26. 2026-10-13
    days on market $545,000 Active 209 DOM
27. 2026-10-12
    days on market $545,000 Active 208 DOM
28. 2026-10-11
    days on market $545,000 Active 207 DOM
29. 2026-10-10
    days on market $545,000 Active 206 DOM
30. 2026-10-09
    days on market $545,000 Active 205 DOM
31. 2026-10-09
    days on market $545,000 Active 204 DOM
32. 2026-10-07
    days on market $545,000 Active 203 DOM
33. 2026-10-06
    days on market $545,000 Active 202 DOM
34. 2026-10-05
    days on market $545,000 Active 201 DOM
35. 2026-10-04
    days on market $545,000 Active 200 DOM
36. 2026-10-04
    days on market $545,000 Active 199 DOM
37. 2026-10-02
    days on market $545,000 Active 198 DOM
38. 2026-09-30
    days on market $545,000 Active 196 DOM
39. 2026-09-29
    days on market $545,000 Active 195 DOM
40. 2026-09-28
    days on market $545,000 Active 194 DOM
41. 2026-09-27
    days on market $545,000 Active 193 DOM
42. 2026-09-22
    days on market $545,000 Active 188 DOM
43. 2026-09-20
    days on market $545,000 Active 186 DOM
44. 2026-09-18
    days on market $545,000 Active 184 DOM
45. 2026-09-17
    days on market $545,000 Active 183 DOM
46. 2026-09-16
    days on market $545,000 Active 182 DOM
47. 2026-09-15
    days on market $545,000 Active 181 DOM
48. 2026-09-13
    days on market $545,000 Active 179 DOM
49. 2026-09-12
    days on market $545,000 Active 178 DOM
50. 2026-09-11
    days on market $545,000 Active 177 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 24 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: $50,649
• − Mortgage interest: −$30,192
• − Property taxes: −$8,085
• − Insurance: −$3,492
• − Repairs & maintenance: −$4,052
• − Management: −$4,052
• − HOA: −$15,468
• − Depreciation: −$15,680
• Taxable loss: −$30,372
• Est. tax savings @ 24.0%: +$7,289
• After-tax cash flow: $-13,662/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,500–$16,500 screening

This well-maintained and updated condo is in excellent condition, with a good condition score of 80. It offers a good ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring with modern tiles — Improves the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances to modern models — Enhances functionality and appeal ↑
• Both Adding smart home features — Improves convenience and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Riverside Elementary School F FL #2,070/2,144 Nat'l #31,702/41,679 Middle Shenandoah Middle School F FL #381/571 Nat'l #6,362/14,009 High Booker T. Washington Senior High F FL #604/667 Nat'l #15,239/17,239

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

B Composite livability gradescore 78/100

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 · 3,126,439 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Pets allowed with possible restrictions
• HOA & community: Monthly association fee includes management, amenities, insurance, parking, sewer, security, trash, and waterCommunity amenities include a billiard room, bike storage, business center, clubhouse, elevators, fitness center, barbecue area, picnic area, playground, pool, and spa/hot tub

Exterior

• Parking: One-space garageOne covered parking space
• Security: High-impact security doorsClosed-circuit camerasDoormanSecured garage parkingSecurity guardSmoke detectors
• Home design: 40-story buildingEntry on the 12th floor
• Construction: Block construction
• Exterior features: Wraparound porchAssociation poolHeated pool

Interior

• Kitchen: Kitchen islandDishwasherElectric rangeGarbage disposalIcemakerMicrowaveRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Impact glass windowsBedroom on the main levelWalk-in closet
• Laundry & utility: Dryer

Price history

-1.1% since first listed

3 events — show timeline

• 2026-10-19 Listed $539,000 MARMLS
• 2026-10-19 Listing Removed — MARMLS
• 2026-03-18 Listed $545,000 MARMLS