900 SW 8th St #505 · Miami, FL 33130

$319,000

1 bd · 1.0 ba · 716 sqft · Condo public records · 111 Days on market

Built 2005 $570/mo HOA · 14% of rent

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Why this score? — see what drove the C+ 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 +21.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Brickell Vista is centrally located on Calle Ocho just a few blocks west of Brickell. Units are styled with spacious interiors, balconies, fully equipped kitchens with washer & dryer, refrigerator, dishwasher and range. Building is complete with an elega nt lobby, multilevel parking, children's play room, fully equipped fitness center and a relaxing pool area with fantastic views of the city skyline.

Key facts

• Huge terraces
• 24/7 concierge
• Pool

Tags

• HUGE TERRACES
• IMPACT WINDOWS
• WASHER DRYER IN UNIT
• ASSIGNED PARKING SPACE
• 24/7 CONCIERGE
• POOL

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $570; Association covers amenities and structure maintenance; Community amenities include clubhouse, elevators, fitness center, pool, and trash service

Exterior

• Parking: 1 covered garage space; Guest parking available; One additional parking space
• Security: Secured lobby; Smoke detectors
• Utilities: Association-managed pool
• Home design: Condo/unit in a multi-story building; 16 total stories; Entry on level 5; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch; Porch; Exterior lighting

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Living/Dining room; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $290k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 soft (-0.5%/yr); 639 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,140/mo this rent would consume 81% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 111 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $319k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.81×
• Total profit: $-16,755
• Equity at exit: $65,086

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-6,047
• Equity at exit: $58,637

Cash invested: $89,320 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,140 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$421 /mo · $5,057/yr
• Insurance: −$133
• HOA: −$570
• Vacancy / Maint / Mgmt: −$869
• Net cashflow: $474

Break-even live

Break-even rent $3,541

Max offer price $319,000

Occupancy floor 84%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $319,000 Active 111 DOM
2. 2026-06-17
   days on market $319,000 Active 110 DOM
3. 2026-06-16
   days on market $319,000 Active 109 DOM
4. 2026-06-15
   days on market $319,000 Active 108 DOM
5. 2026-06-13
   pricedays on market $319,000 Active 106 DOM
6. 2026-06-09
   days on market $325,000 Active 102 DOM
7. 2026-06-08
   days on market $325,000 Active 101 DOM
8. 2026-06-07
   days on market $325,000 Active 100 DOM
9. 2026-06-04
   days on market $325,000 Active 97 DOM
10. 2026-06-03
    days on market $325,000 Active 96 DOM
11. 2026-06-02
    days on market $325,000 Active 95 DOM
12. 2026-06-01
    days on market $325,000 Active 94 DOM
13. 2026-05-31
    days on market $325,000 Active 93 DOM
14. 2026-04-09
    price $325,000
15. 2026-02-27
    listed $334,000 Active
16. 2012-03-13
    soldstatus $139,900 409-char remark

    Show marketing remark (409 chars)

    Brickell Vista is centrally located on Calle Ocho just a few blocks west of Brickell. Units are styled with spacious interiors, balconies, fully equipped kitchens with washer & dryer, refrigerator, dishwasher and range. Building is complete with an elega nt lobby, multilevel parking, children's play room, fully equipped fitness center and a relaxing pool area with fantastic views of the city skyline.

17. 2012-03-13
    soldstatus $135,000

    Show marketing remark (409 chars)

    Brickell Vista is centrally located on Calle Ocho just a few blocks west of Brickell. Units are styled with spacious interiors, balconies, fully equipped kitchens with washer & dryer, refrigerator, dishwasher and range. Building is complete with an elega nt lobby, multilevel parking, children's play room, fully equipped fitness center and a relaxing pool area with fantastic views of the city skyline.

18. 2006-06-30
    soldstatus $160,900

ⓘ 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: $5,057 · $421/mo
• Projected year-2 tax: $5,057 · $421/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 30 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: $49,686
• − Mortgage interest: −$17,869
• − Property taxes: −$5,057
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,975
• − Management: −$3,975
• − HOA: −$6,840
• − Depreciation: −$9,280
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $5,422/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (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%

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

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

+102.0% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $325,000 MARMLS
• 2026-02-27 Listed $334,000 MARMLS
• 2012-03-13 Sold (MLS) $139,900 MARMLS
• 2012-03-13 Sold (Public Records) $135,000 Public Records
• 2006-06-30 Sold (Public Records) $160,900 Public Records

Property tax history

+10.8%/yr

Latest (2025): $5,057 · +8.8% YoY. Source: county tax records.