481 NE 29th St #502 · Miami, FL 33137

$350,000

1 bd · 1.0 ba · 641 sqft · Condo public records · 64 Days on market

Built 2018 $840/mo HOA · 22% of rent

---

Why this score? — see what drove the D+ 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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

HUGE PRICE REDUCTION---Great investment opportunity! Spacious 1Bed/1Bath unit featuring 1 assigned parking space and a private balcony, located in the highly desirable Edgewater area (29th St). This well-maintained and fully furnished residence offers a bright, functional layout—perfect for immediate occupancy or rental income. Short-term rentals are allowed, including daily rentals, making this an excellent income-producing property. Prime location just minutes from Downtown Miami, Brickell, and Wynwood, with easy access to major highways, top dining, and entertainment. Easy to show. Text listing agent.

Key facts

• Move-in ready
• Private balcony
• $840 HOA

Tags

• PRIVATE BALCONY
• MOVE-IN READY
• SHORT-TERM RENTALS ALLOWED

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs allowed)
• HOA & community: Monthly association fee of $840; HOA covers common areas, trash and water; Building has elevator(s)

Exterior

• Parking: Attached covered garage (1 space)
• Security: Intercom; Key card entry
• Utilities: Public water; Public sewer
• Home design: Condo/attached property; 7-story building; Entry located on level 5; Resale unit; Facing/entry on level 5
• Construction: Block construction
• Exterior features: Balcony; Open balcony

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast area; First-floor entry; Elevator; Bedroom on main level
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-647 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (32.6% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $236k (32.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Market conditions: Rents rising (+2.7%/yr); 757 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).
• At $3,852/mo this rent would consume 49% of the median local household income ($94k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $952 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 8, 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 64 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $255k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,747 (32.6% 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 64 days. Have you received any prior offers? Is the seller open to a 33% 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: 1.10% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 7.6

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: -10.1%
• Equity multiple: 0.52×
• Total profit: $-47,138
• Equity at exit: $106,413

10-year hold

• IRR: -4.1%
• Equity multiple: 0.55×
• Total profit: $-43,883
• Equity at exit: $131,797

Cash invested: $98,000 (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: 757
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,852 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$442 /mo · $5,300/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$840
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $-647

Break-even live

Break-even rent $4,670

Max offer price $235,747

Occupancy floor —

Sensitivity live

Price	-10% $-449	-5% $-548	+0% $-647	+5% $-746	+10% $-845
Rent	-10% $-951	-5% $-799	+0% $-647	+5% $-495	+10% $-342
Rate	-1.0pp $-471	-0.5pp $-558	base $-647	+0.5pp $-737	+1.0pp $-830

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: $87,500
• Closing costs: $10,500
• 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	2d	13	0.16mi

HOA detail condo

• Monthly dues: $840 · $10,080/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $350,000 Active 64 DOM
2. 2026-06-17
   days on market $350,000 Active 63 DOM
3. 2026-06-16
   days on market $350,000 Active 62 DOM
4. 2026-06-15
   days on market $350,000 Active 61 DOM
5. 2026-06-13
   days on market $350,000 Active 59 DOM
6. 2026-06-09
   days on market $350,000 Active 55 DOM
7. 2026-06-08
   days on market $350,000 Active 54 DOM
8. 2026-06-07
   days on market $350,000 Active 53 DOM
9. 2026-06-04
   days on market $350,000 Active 50 DOM
10. 2026-06-03
    days on market $350,000 Active 49 DOM
11. 2026-06-02
    days on market $350,000 Active 48 DOM
12. 2026-06-01
    days on market $350,000 Active 47 DOM
13. 2026-05-31
    days on market $350,000 Active 46 DOM
14. 2026-05-05
    price $350,000
15. 2026-04-15
    listed $390,000 Active
16. 2025-04-14
    historical $2,500
17. 2025-04-05
    price $2,500
18. 2025-04-04
    price $2,700
19. 2025-03-21
    listed $2,800
20. 2024-05-08
    historical $2,500
21. 2024-04-03
    listed $2,800
22. 2024-03-16
    historical $3,000
23. 2024-03-16
    listed $3,000
24. 2019-05-20
    soldstatus $255,000
25. 2019-05-10
    historical
26. 2018-05-23
    listed $280,000 Active

ⓘ 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: $5,300 · $442/mo
• Projected year-2 tax: $5,300 · $442/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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: $46,219
• − Mortgage interest: −$19,605
• − Property taxes: −$5,300
• − Insurance: −$6,868
• − Repairs & maintenance: −$3,698
• − Management: −$3,698
• − HOA: −$10,080
• − Depreciation: −$10,182
• Taxable loss: −$13,212
• Est. tax savings @ 24.0%: +$3,171
• After-tax cash flow: $-4,590/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

+25.0% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $350,000 MARMLS
• 2026-04-15 Listed $390,000 MARMLS
• 2025-04-14 Rental Removed $2,500 MARMLS
• 2025-04-05 Price Changed $2,500 MARMLS
• 2025-04-04 Price Changed $2,700 MARMLS
• 2025-03-21 Listed for Rent $2,800 MARMLS
• 2024-05-08 Rental Removed $2,500 MARMLS
• 2024-04-03 Listed for Rent $2,800 MARMLS
• 2024-03-16 Rental Removed $3,000 MARMLS
• 2024-03-16 Listed for Rent $3,000 MARMLS
• 2019-05-20 Sold (Public Records) $255,000 Public Records
• 2019-05-10 Listing Removed — MARMLS
• 2018-05-23 Listed $280,000 MARMLS

Property tax history

+26.0%/yr

Latest (2025): $5,300 · +0.8% YoY. Source: county tax records.