1000 Quayside Ter · Miami Shores, FL 33138

$279,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 137 Days on market

Built 1981

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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 +7.5/15.0
• 1% rule +7.1/10.0
• Cash flow +5.4/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell. Pristine and very well maintained 2/2 + office close to the pool area. Don't miss this rare opportunity to own a spacious unit ideally located just steps from the resort-style amenities. This unit offers an inviting home-like feel w/ the convenience of condo living. Elegant porcelain floors throughout the living areas, custom closets, in-unit W/ D, and a large balcony w/ scenic views of lush gardens, fountains & pool area. New A/C & Appliances, European-style kitchen. Includes covered Parking & extra storage. Nestled within a luxury oasis offering world-class amenities: full-service Spa, Tennis courts, Fitness classes, indoor/outdoor Pools, Marina, Restaura

Key facts

• Pool area
• Fountains
• Scenic views

Tags

• POOL AREA
• SCENIC VIEWS
• LUSH GARDENS
• FOUNTAINS
• EUROPEAN-STYLE KITCHEN
• WORLD-CLASS AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#130 in FL, #1,936 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: crime D, amenities 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 flat; 368 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,378/mo this rent would consume 54% of the median local household income ($75k/yr) (locally 2049% 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 137 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask is 6705% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 40% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,520 (12.0% 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 137 days. Have you received any prior offers? Is the seller open to a 12% 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 A-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 D 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: 1.21% ✓
• Cap rate: 3.66%
• Cash-on-cash: -9.39%
• DSCR: 0.58
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -54.8%
• Equity multiple: -0.52×
• Total profit: $-119,016
• Equity at exit: $41,600

10-year hold

• IRR: —
• Equity multiple: -1.80×
• Total profit: $-218,503
• Equity at exit: $24,123

Cash invested: $78,120 (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 33138

• Rents YoY: 0.3%
• Active inventory: 368
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,378 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 19 same-building comps: −$1,352
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-1,038

Break-even live

Break-even rent $4,692

Max offer price $128,799

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: $69,750
• Closing costs: $8,370
• 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 34 events

1. 2026-06-18
   days on market $279,000 Active 137 DOM
2. 2026-06-17
   days on market $279,000 Active 136 DOM
3. 2026-06-16
   days on market $279,000 Active 135 DOM
4. 2026-06-15
   days on market $279,000 Active 134 DOM
5. 2026-06-13
   days on market $279,000 Active 132 DOM
6. 2026-06-09
   days on market $279,000 Active 128 DOM
7. 2026-06-08
   days on market $279,000 Active 127 DOM
8. 2026-06-08
   days on market $279,000 Active 126 DOM
9. 2026-06-04
   days on market $279,000 Active 123 DOM
10. 2026-06-03
    days on market $279,000 Active 122 DOM
11. 2026-06-02
    days on market $279,000 Active 121 DOM
12. 2026-06-01
    days on market $279,000 Active 120 DOM
13. 2026-05-31
    days on market $279,000 Active 119 DOM
14. 2026-05-25
    historical $4,100
15. 2026-05-12
    listed $4,100
16. 2026-05-02
    historical $4,100
17. 2026-03-14
    listed $4,100
18. 2026-02-01
    listed $279,000 Active
19. 2026-01-01
    historical $4,100
20. 2025-11-29
    listed $4,100
21. 2025-08-04
    historical $4,300
22. 2025-07-04
    listed $4,300
23. 2025-07-01
    historical $3,900
24. 2025-06-22
    listed $3,900
25. 2025-06-22
    historical $3,900
26. 2025-06-12
    listed $3,900
27. 2025-06-11
    historical $3,900
28. 2025-06-11
    listed $3,900
29. 2025-06-10
    historical $3,900
30. 2025-05-30
    listed $3,900
31. 2024-07-31
    historical
32. 2024-07-29
    listed $599,000 Active
33. 2023-09-22
    historical $3,750
34. 2023-08-21
    listed $3,750

ⓘ 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 AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,536
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$6,514
• − Repairs & maintenance: −$3,243
• − Management: −$3,243
• − HOA: −$16,224
• − Depreciation: −$8,116
• Taxable loss: −$16,617
• Est. tax savings @ 24.0%: +$3,988
• After-tax cash flow: $-8,468/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 Shores

• Score: 80/100
• State rank: #130
• US rank: #1936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% Other Indo-European 4%

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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+9.3% since first listed

21 events — show timeline

• 2026-05-25 Rental Removed $4,100 SHOWMOJO
• 2026-05-12 Listed for Rent $4,100 SHOWMOJO
• 2026-05-02 Rental Removed $4,100 SHOWMOJO
• 2026-03-14 Listed for Rent $4,100 SHOWMOJO
• 2026-02-01 Listed $279,000 ForSaleByOwner.com
• 2026-01-01 Rental Removed $4,100 SHOWMOJO
• 2025-11-29 Listed for Rent $4,100 SHOWMOJO
• 2025-08-04 Rental Removed $4,300 VLS
• 2025-07-04 Listed for Rent $4,300 VLS
• 2025-07-01 Rental Removed $3,900 REALLYO
• 2025-06-22 Listed for Rent $3,900 REALLYO
• 2025-06-22 Rental Removed $3,900 REALLYO
• 2025-06-12 Listed for Rent $3,900 REALLYO
• 2025-06-11 Rental Removed $3,900 REALLYO
• 2025-06-11 Listed for Rent $3,900 REALLYO
• 2025-06-10 Rental Removed $3,900 REALLYO
• 2025-05-30 Listed for Rent $3,900 REALLYO
• 2024-07-31 Listing Removed — MARMLS
• 2024-07-29 Listed $599,000 MARMLS
• 2023-09-22 Rental Removed $3,750 VLS
• 2023-08-21 Listed for Rent $3,750 VLS