6780 W 2nd Ct #304 · Hialeah, FL 33012

$265,000

2 bd · 1.0 ba · 943 sqft · Condo public records · 331 Days on market

Built 1973

---

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 +7.5/15.0
• Cash flow +5.5/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1.5-bathroom condo for sale in Hialeah. This well-kept corner unit apartment features title flooring throughout and clear view of the complex pool. Condo association Unlimited Property Manager. For showings, please text listing agent

Key facts

• Title flooring
• Clear view of pool
• Corner unit

Tags

• CORNER UNIT
• TITLE FLOORING
• CLEAR VIEW OF POOL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (yes, maximum 20 lbs, size limit applied)
• HOA & community: Monthly association fee; Association fee includes amenities, trash, and water; Association amenities: elevator(s), hobby room, pool; Association pool

Exterior

• Parking: Two or more parking spaces
• Security: Complex fenced; Secured elevator
• Utilities: Association water service; Trash service
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Fence; Open balcony/patio

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Walk-in closet(s); Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.7% below list).
• Recommended offer: $207k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#288 in FL, #4,774 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: amenities F, employment D-.
• 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: Palm Springs Elementary School (math 39% / reading 52%, grade D-, #1,247 of 2,144 statewide, top 59%, 559 students, 58% FRL); Hialeah Middle School (math 30% / reading 42%, grade F, #410 of 571 statewide, top 72%, 878 students, 68% FRL); Hialeah Senior High School (math 16% / reading 37%, grade F, #489 of 667 statewide, top 74%, 1,732 students, 67% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 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 (-1.5%/yr); 199 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,074/mo this rent would consume 48% of the median local household income ($51k/yr) (locally 4195% 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 $8k 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 331 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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.
• Current owner paid $60k; list at $265k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate flood risk; 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 $207,426 (21.7% 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 331 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.75%
• Cash-on-cash: -9.07%
• DSCR: 0.60
• GRM: 10.6

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: -36.6%
• Equity multiple: -0.14×
• Total profit: $-84,479
• Equity at exit: $39,512

10-year hold

• IRR: -81.2%
• Equity multiple: -0.91×
• Total profit: $-141,999
• Equity at exit: $22,912

Cash invested: $74,200 (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 33012

• Rents YoY: -1.5%
• Active inventory: 199
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$110
• HOA est. from 3 same-building comps: −$648
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-561

Break-even live

Break-even rent $2,784

Max offer price $165,937

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-486	+0% $-561	+5% $-636	+10% $-711
Rent	-10% $-725	-5% $-643	+0% $-561	+5% $-479	+10% $-397
Rate	-1.0pp $-427	-0.5pp $-493	base $-561	+0.5pp $-629	+1.0pp $-699

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $265,000 Active 331 DOM
2. 2026-06-18
   days on market $265,000 Active 328 DOM
3. 2026-06-17
   days on market $265,000 Active 327 DOM
4. 2026-06-16
   days on market $265,000 Active 326 DOM
5. 2026-06-15
   days on market $265,000 Active 325 DOM
6. 2026-06-13
   days on market $265,000 Active 323 DOM
7. 2026-06-09
   days on market $265,000 Active 319 DOM
8. 2026-06-08
   days on market $265,000 Active 318 DOM
9. 2026-06-08
   days on market $265,000 Active 317 DOM
10. 2026-06-04
    days on market $265,000 Active 314 DOM
11. 2026-06-03
    days on market $265,000 Active 313 DOM
12. 2026-06-02
    days on market $265,000 Active 312 DOM
13. 2026-06-01
    days on market $265,000 Active 311 DOM
14. 2026-05-31
    days on market $265,000 Active 310 DOM
15. 2025-06-02
    listed $265,000 Active
16. 2020-05-25
    historical
17. 2019-08-26
    listed $175,000 Active
18. 2000-12-13
    soldstatus $60,000
19. 1975-12-01
    soldstatus $21,500
20. 1973-12-01
    soldstatus $27,500

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,583/yr (+$132/mo · 257.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,891
• − Mortgage interest: −$14,844
• − Property taxes: −$616
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$7,776
• − Depreciation: −$7,709
• Taxable loss: −$11,362
• Est. tax savings @ 24.0%: +$2,727
• After-tax cash flow: $-4,003/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 — Hialeah

• Score: 74/100
• State rank: #288
• US rank: #4774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 315,776
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 71,017
• Household income: $51,450
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 4195.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 57% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 80% Dominican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 76% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 92%

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: ▼ -711.72%
• Current HPI: 387.8757
• Rent YoY: ▼ -1.50%
• 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

+863.6% since first listed

6 events — show timeline

• 2025-06-02 Listed $265,000 MARMLS
• 2020-05-25 Listing Removed — MARMLS
• 2019-08-26 Listed $175,000 MARMLS
• 2000-12-13 Sold (Public Records) $60,000 Public Records
• 1975-12-01 Sold (Public Records) $21,500 Public Records
• 1973-12-01 Sold (Public Records) $27,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $616 · +2.3% YoY. Source: county tax records.