79 SW 12th St #1210 · Miami, FL 33130

$545,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 188 Days on market

Built 2008 Good condition Garage $495/sqft · 7% below area Est $588k · 7% under $1289/mo HOA · 35% of rent

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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 +10.8/15.0
• Appreciation +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.4/5.0
• 1% rule +1.8/10.0
• Cash flow +1.5/30.0
• 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. 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. Walk everywhere, 2 blocks away from Brickell City Center, restaurants, shops, public transportation, and financial Area, Steps to Mary Brickell Village.

Key facts

• Fitness center
• Bbq area
• Walk in closets

Tags

• INFINITY POOL VIEW
• WALK IN CLOSETS
• 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 $545k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (58.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (32.0% below list).
• Recommended offer: $228k (58.2% below list) — sets the bar for cash-flow.

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); 943 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $3,708/mo this rent would consume 73% 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 188 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 35% 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 $227,692 (58.2% 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 188 days. Have you received any prior offers? Is the seller open to a 58% 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: 0.68% ✗
• Cap rate: 1.61%
• Cash-on-cash: -16.72%
• DSCR: 0.26
• GRM: 12.2

CMA / ARV

• ARV (median comp): $588,233
• List price: $545,000
• Delta: -7.35%
• 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
234 NE 3rd St #2202	1.02mi	2/2.0	1,078 (-2%)	0mo	$390,000	$362	62
170 SE 14th St #2604	0.32mi	2/2.0	942 (-14%)	0mo	$500,000	$531	61
88 SW 7th St #2411	0.29mi	2/2.5	1,264 (+15%)	0mo	$1,250,000	$989	60
801 S Miami Ave #3107	0.26mi	1/2.0 (-1)	866 (-21%)	0mo	$577,500	$667	58
1010 SW 2nd Ave #603	0.22mi	3/2.5 (+1)	1,273 (+16%)	0mo	$720,000	$566	58
540 Brickell Key Dr #1519	0.77mi	2/2.0	1,030 (-6%)	0mo	$625,000	$607	54
1300 Brickell Bay Dr #3402	0.31mi	3/2.5 (+1)	1,308 (+19%)	0mo	$1,287,500	$984	53
1627 Brickell Ave #603	0.46mi	2/2.5	1,316 (+20%)	0mo	$650,000	$494	51
102 SW 6th Ave #507	0.92mi	3/2.0 (+1)	1,032 (-6%)	0mo	$300,000	$291	49
90 SW 3rd St #2103	0.53mi	1/1.5 (-1)	846 (-23%)	0mo	$400,000	$473	43
2101 Brickell Ave #1206	0.75mi	2/2.0	1,367 (+24%)	0mo	$940,000	$688	40
1233 SW 13th St	1.27mi	2/2.0	1,362 (+24%)	1mo	$825,000	$606	39

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: -38.2%
• Equity multiple: -0.37×
• Total profit: $-209,814
• Equity at exit: $111,197

10-year hold

• IRR: -44.2%
• Equity multiple: -1.46×
• Total profit: $-375,550
• Equity at exit: $100,179

Cash invested: $152,600 (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: 55 active · 38 under contract
• Median asking: $670,000 ($620/sqft)
• Median days on market: 129 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -13.7% 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: 943
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,708 medium
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,289
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $-2,193

Break-even live

Break-even rent $6,483

Max offer price $227,692

Occupancy floor —

Sensitivity live

Price	-10% $-1,816	-5% $-2,005	+0% $-2,193	+5% $-2,381	+10% $-2,569
Rent	-10% $-2,486	-5% $-2,339	+0% $-2,193	+5% $-2,046	+10% $-1,900
Rate	-1.0pp $-1,918	-0.5pp $-2,054	base $-2,193	+0.5pp $-2,334	+1.0pp $-2,478

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: $136,250
• Closing costs: $16,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Biscayne Boulevard Way Unit 2609W Miami, FL	2.0	2.5	1437	$20,000	$13.92	37d	1	0.71mi
300 Biscayne Boulevard Way Unit 3109W Miami, FL	2.0	2.5	1437	$20,000	$13.92	61d	1	0.71mi
245 SW 6th Ave Apt C9 Miami, FL	2.0	1.0	1000	$17,450	$17.45	6d	1	0.79mi
159 NE 6th St Unit 1032222P Miami, FL	3.0	1.0–3.0	796	$12,602	$15.83	11d	4	1.21mi
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$15,105	$16.71	0d	4	1.23mi

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association feeAssociation amenities include: clubhouse, fitness center, billiard room, business center, barbecue/picnic area, playground, pool, spa/hot tub, elevator(s), bike storage, trash service, parking, security, insurance, water, sewer, association management

Exterior

• Parking: 1 covered garage spaceSecured garage/parkingOne-space parking
• Security: Closed-circuit camerasDoormanSecurity guardSmoke detectorsSecured garage/parking
• Utilities: Central heating and cooling
• Home design: Condominium / attached property2 bed + den model
• Construction: Block constructionEffective year built
• Exterior features: PorchWrap-around porchSecurity/high-impact doorsAssociation pool (heated)

Interior

• Kitchen: DishwasherElectric rangeDisposalIcemakerMicrowaveRefrigeratorKitchen island
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Impact glass windowsKitchen islandWalk-in closetsBedroom on main level
• 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. 2026-09-22
   days on market $545,000 Active 188 DOM
2. 2026-09-20
   days on market $545,000 Active 186 DOM
3. 2026-09-18
   days on market $545,000 Active 184 DOM
4. 2026-09-17
   days on market $545,000 Active 183 DOM
5. 2026-09-16
   days on market $545,000 Active 182 DOM
6. 2026-09-15
   days on market $545,000 Active 181 DOM
7. 2026-09-13
   days on market $545,000 Active 179 DOM
8. 2026-09-12
   days on market $545,000 Active 178 DOM
9. 2026-09-11
   days on market $545,000 Active 177 DOM
10. 2026-09-05
    days on market $545,000 Active 171 DOM
11. 2026-09-04
    days on market $545,000 Active 170 DOM
12. 2026-08-31
    days on market $545,000 Active 166 DOM
13. 2026-08-29
    days on market $545,000 Active 164 DOM
14. 2026-08-28
    days on market $545,000 Active 163 DOM
15. 2026-08-27
    days on market $545,000 Active 162 DOM
16. 2026-08-26
    days on market $545,000 Active 161 DOM
17. 2026-08-25
    days on market $545,000 Active 160 DOM
18. 2026-08-23
    days on market $545,000 Active 158 DOM
19. 2026-08-22
    days on market $545,000 Active 157 DOM
20. 2026-08-21
    days on market $545,000 Active 156 DOM
21. 2026-08-20
    days on market $545,000 Active 155 DOM
22. 2026-08-19
    days on market $545,000 Active 154 DOM
23. 2026-08-18
    days on market $545,000 Active 153 DOM
24. 2026-08-16
    days on market $545,000 Active 151 DOM
25. 2026-08-15
    days on market $545,000 Active 150 DOM
26. 2026-08-14
    days on market $545,000 Active 149 DOM
27. 2026-08-13
    days on market $545,000 Active 148 DOM
28. 2026-08-12
    days on market $545,000 Active 147 DOM
29. 2026-08-11
    days on market $545,000 Active 146 DOM
30. 2026-08-10
    days on market $545,000 Active 145 DOM
31. 2026-08-09
    days on market $545,000 Active 144 DOM
32. 2026-08-08
    days on market $545,000 Active 143 DOM
33. 2026-08-06
    days on market $545,000 Active 141 DOM
34. 2026-08-05
    days on market $545,000 Active 140 DOM
35. 2026-08-04
    days on market $545,000 Active 139 DOM
36. 2026-08-03
    days on market $545,000 Active 138 DOM
37. 2026-07-31
    days on market $545,000 Active 135 DOM
38. 2026-07-28
    days on market $545,000 Active 132 DOM
39. 2026-07-24
    days on market $545,000 Active 128 DOM
40. 2026-07-23
    days on market $545,000 Active 127 DOM
41. 2026-07-22
    days on market $545,000 Active 126 DOM
42. 2026-07-21
    days on market $545,000 Active 125 DOM
43. 2026-07-20
    days on market $545,000 Active 124 DOM
44. 2026-07-18
    days on market $545,000 Active 122 DOM
45. 2026-07-16
    days on market $545,000 Active 120 DOM
46. 2026-07-15
    days on market $545,000 Active 119 DOM
47. 2026-07-13
    days on market $545,000 Active 117 DOM
48. 2026-07-13
    days on market $545,000 Active 116 DOM
49. 2026-07-11
    days on market $545,000 Active 115 DOM
50. 2026-07-10
    days on market $545,000 Active 114 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 8/10 Severe FEMA zone X (unshaded) · 97% 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: $44,491
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$3,522
• − Repairs & maintenance: −$3,559
• − Management: −$3,559
• − HOA: −$15,468
• − Depreciation: −$15,855
• Taxable loss: −$36,176
• Est. tax savings @ 24.0%: +$8,682
• After-tax cash flow: $-17,632/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%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• 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

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association feeAssociation amenities include: clubhouse, fitness center, billiard room, business center, barbecue/picnic area, playground, pool, spa/hot tub, elevator(s), bike storage, trash service, parking, security, insurance, water, sewer, association management

Exterior

• Parking: 1 covered garage spaceSecured garage/parkingOne-space parking
• Security: Closed-circuit camerasDoormanSecurity guardSmoke detectorsSecured garage/parking
• Utilities: Central heating and cooling
• Home design: Condominium / attached property2 bed + den model
• Construction: Block constructionEffective year built
• Exterior features: PorchWrap-around porchSecurity/high-impact doorsAssociation pool (heated)

Interior

• Kitchen: DishwasherElectric rangeDisposalIcemakerMicrowaveRefrigeratorKitchen island
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Impact glass windowsKitchen islandWalk-in closetsBedroom on main level
• Laundry & utility: Dryer

Price history

1 event — show timeline

• 2026-03-18 Listed $545,000 MARMLS