3900 Biscayne Blvd Unit S-906 · Miami, FL 33137

$490,000

1 bd · 1.0 ba · 699 sqft · Condo public records · 53 Days on market

Built 2019

---

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
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Cash flow +3.8/30.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Quadro at Miami Design District is a newly completed, full service, turn-key development located in the epicenter of fashion, art and restaurants offering short-term & long-term rental flexibility great for a second or third home owner. Quadro's floor to ceiling windows boast views of the downtown Miami skyline, gorgeous bay & spectacular sunset. A 12 story building comprised of Studios, 1 & 2-bedroom residences, our spacious open floor plan/open kitchen concept range from 548sqft - 585sqft on our studio, 707sqft-973sqft on our 1 bedroom residences and 1,082sqft-1280sqft on our 2 bedroom residences. All residences feature porcelain floors, Nest thermostats, oversized closets, open kitchen w/ island, Italian cabinets, quartz counter tops, stainless steel appliances, roller shades & high ceilings.

Key facts

• Garage
• Community pool
• Built 2019

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee; Association covers amenities, cable TV, hot water, insurance, structure maintenance, parking, pool(s), security, trash, and water; Community amenities include billiard room, bike storage, clubhouse, community kitchen, fitness center, barbecue/picnic area, pool, storage, trash service, and elevators

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Doorman; Elevator secured; Smoke detector(s); Security/high-impact doors
• Utilities: Cable available
• Home design: Condominium residence (attached property); Faces southeast; Located on entry level 9; Part of a 12-story building; Builder model: Quadro Residences
• Construction: Block construction; Effective year built
• Exterior features: Barbecue area; Association pool; Security/high-impact doors; Doorman; Elevator with secure access; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Trash compactor; Icemaker; Garbage disposal; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Living/Dining room layout; Additional versatile space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $490k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $418k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (20.2% below list).
• Recommended offer: $391k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 1.9% 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: Morningside K-8 Academy (math 38% / reading 52%, grade D-, #1,271 of 2,144 statewide, top 60%, 415 students, 69% FRL); Horace Mann Middle School (math 23% / reading 31%, grade F, #497 of 571 statewide, top 88%, 528 students, 76% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 68% FRL track the district average.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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 rising (+2.7%/yr); 758 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $1k appreciation (0.3% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $390,783 (20.2% 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 53 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.43%
• DSCR: 0.45
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.28×
• Total profit: $-98,865
• Equity at exit: $148,979

10-year hold

• IRR: -8.8%
• Equity multiple: 0.03×
• Total profit: $-132,446
• Equity at exit: $184,516

Cash invested: $137,200 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 758
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,908 medium
• Mortgage (P&I): −$2,570
• Tax from tax record: −$721 /mo · $8,647/yr
• Insurance: −$204
• HOA est. from 5 same-building comps: −$1,014
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $-1,421

Break-even live

Break-even rent $5,707

Max offer price $238,940

Occupancy floor —

Sensitivity live

Price	-10% $-1,144	-5% $-1,283	+0% $-1,421	+5% $-1,560	+10% $-1,699
Rent	-10% $-1,730	-5% $-1,576	+0% $-1,421	+5% $-1,267	+10% $-1,112
Rate	-1.0pp $-1,174	-0.5pp $-1,297	base $-1,421	+0.5pp $-1,548	+1.0pp $-1,677

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$8,110	$6.44	3d	13	0.65mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $490,000 Active 53 DOM
2. 2026-06-18
   days on market $490,000 Active 50 DOM
3. 2026-06-17
   days on market $490,000 Active 49 DOM
4. 2026-06-16
   days on market $490,000 Active 48 DOM
5. 2026-06-15
   days on market $490,000 Active 47 DOM
6. 2026-06-13
   days on market $490,000 Active 45 DOM
7. 2026-06-09
   days on market $490,000 Active 41 DOM
8. 2026-06-08
   days on market $490,000 Active 40 DOM
9. 2026-06-07
   days on market $490,000 Active 39 DOM
10. 2026-06-04
    days on market $490,000 Active 36 DOM
11. 2026-06-03
    days on market $490,000 Active 35 DOM
12. 2026-06-02
    days on market $490,000 Active 34 DOM
13. 2026-06-01
    days on market $490,000 Active 33 DOM
14. 2026-05-31
    days on market $490,000 Active 32 DOM
15. 2026-04-27
    listed $490,000 Active
16. 2022-02-25
    soldstatus $453,800 Closed 830-char remark

    Show marketing remark (830 chars)

    Quadro at Miami Design District is a newly completed, full service, turn-key development located in the epicenter of fashion, art and restaurants offering short-term & long-term rental flexibility great for a second or third home owner. Quadro's floor to ceiling windows boast views of the downtown Miami skyline, gorgeous bay & spectacular sunset. A 12 story building comprised of Studios, 1 & 2-bedroom residences, our spacious open floor plan/open kitchen concept range from 548sqft - 585sqft on our studio, 707sqft-973sqft on our 1 bedroom residences and 1,082sqft-1280sqft on our 2 bedroom residences. All residences feature porcelain floors, Nest thermostats, oversized closets, open kitchen w/ island, Italian cabinets, quartz counter tops, stainless steel appliances, roller shades & high ceilings.

17. 2021-04-23
    status Pending 830-char remark

    Show marketing remark (830 chars)

    Quadro at Miami Design District is a newly completed, full service, turn-key development located in the epicenter of fashion, art and restaurants offering short-term & long-term rental flexibility great for a second or third home owner. Quadro's floor to ceiling windows boast views of the downtown Miami skyline, gorgeous bay & spectacular sunset. A 12 story building comprised of Studios, 1 & 2-bedroom residences, our spacious open floor plan/open kitchen concept range from 548sqft - 585sqft on our studio, 707sqft-973sqft on our 1 bedroom residences and 1,082sqft-1280sqft on our 2 bedroom residences. All residences feature porcelain floors, Nest thermostats, oversized closets, open kitchen w/ island, Italian cabinets, quartz counter tops, stainless steel appliances, roller shades & high ceilings.

18. 2020-07-30
    listed $469,900 Active 830-char remark

    Show marketing remark (830 chars)

    Quadro at Miami Design District is a newly completed, full service, turn-key development located in the epicenter of fashion, art and restaurants offering short-term & long-term rental flexibility great for a second or third home owner. Quadro's floor to ceiling windows boast views of the downtown Miami skyline, gorgeous bay & spectacular sunset. A 12 story building comprised of Studios, 1 & 2-bedroom residences, our spacious open floor plan/open kitchen concept range from 548sqft - 585sqft on our studio, 707sqft-973sqft on our 1 bedroom residences and 1,082sqft-1280sqft on our 2 bedroom residences. All residences feature porcelain floors, Nest thermostats, oversized closets, open kitchen w/ island, Italian cabinets, quartz counter tops, stainless steel appliances, roller shades & high ceilings.

ⓘ 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: $8,647 · $721/mo
• Projected year-2 tax: $8,647 · $721/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,894
• − Mortgage interest: −$27,448
• − Property taxes: −$8,647
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,752
• − Management: −$3,752
• − HOA: −$12,168
• − Depreciation: −$14,255
• Taxable loss: −$25,576
• Est. tax savings @ 24.0%: +$6,138
• After-tax cash flow: $-10,916/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

• 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 · 2,697,751 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 29,414
• Household income: $94,036
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 3106.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 54% Two or more races 25% White 24% Black 16% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 10% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 8% Estonian 2% Lithuanian 2%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 5%

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: ▲ 0.27%
• Current HPI: 385.1514
• Rent YoY: ▲ 2.73%
• 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

+4.3% since first listed

4 events — show timeline

• 2026-04-27 Listed $490,000 MARMLS
• 2022-02-25 Sold (MLS) $453,800 MARMLS
• 2021-04-23 Pending — MARMLS
• 2020-07-30 Listed $469,900 MARMLS

Property tax history

+15.9%/yr

Latest (2025): $8,647 · -12.6% YoY. Source: county tax records.