5300 NW 87th Ave #809 · Doral, FL 33178

$145,000

1 bd · 2.0 ba · 1,070 sqft · Condo public records · 66 Days on market

Built 2007 ↓ 26% since listing

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Cash flow +0.7/30.0
• DSCR +0.0/10.0

Listing remarks

Positioned in the heart of Doral’s premier hospitality and business corridor, Unit #809 at Provident Doral at the Blue offers a compelling blend of investment stability and lifestyle appeal. This fully furnished condo-hotel unit is turnkey and professionally managed, allowing for immediate income generation with flexible owner usage. Located just minutes from CityPlace Doral, Downtown Doral, Miami International Airport, and major highways, the property benefits from strong year-round demand driven by corporate, leisure, and international travelers. Provident’s resort-style amenities including pool, fitness center, spa, on-site dining, and conference facilities enhance occupancy

Key facts

• Fitness center
• Spa
• Pool

Tags

• FULLY FURNISHED
• TURNKEY
• RESORT STYLE AMENITIES
• POOL
• FITNESS CENTER
• SPA

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee (includes common areas, cable TV, electricity, grounds and structure maintenance, parking, pools, recreation facilities, roof, sewer, security, trash, water); Association amenities: business center, clubhouse, pool, elevators

Exterior

• Parking: Guest parking available; One assigned parking space
• Security: Complex fenced; Lobby secured; Security guard
• Utilities: Association-managed sewer and water; Electricity available
• Home design: Attached property; 2-story building; Entry located on first level
• Construction: Block construction; Year built unknown
• Exterior features: Balcony; Courtyard; Open balcony/patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-771 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 1.2% vs local median 2.8% in Doral — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#122 in FL, #1,868 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D, 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 (-1.1%/yr); 483 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $630 of equity ($1k loan paydown + $-372 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: flood insurance adds $152/mo; HOA is 63% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $136,300 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
10. 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.
11. 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.
12. 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: 1.75% ✓
• Cap rate: 1.17%
• Cash-on-cash: -18.28%
• DSCR: 0.19
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.26% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -36.0%
• Equity multiple: -0.51×
• Total profit: $-61,376
• Equity at exit: $40,253

10-year hold

• IRR: -36.7%
• Equity multiple: -2.05×
• Total profit: $-123,735
• Equity at exit: $46,932

Cash invested: $40,600 (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 33178

• Home prices YoY: -0.1%
• Rents YoY: -1.1%
• Active inventory: 483
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$760
• Tax from tax record: −$206 /mo · $2,466/yr
• Insurance: −$60
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA est. from 8 same-building comps: −$1,598
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-771

Break-even live

Break-even rent $3,514

Max offer price $36,998

Occupancy floor —

Sensitivity live

Price	-10% $-689	-5% $-730	+0% $-771	+5% $-812	+10% $-853
Rent	-10% $-971	-5% $-871	+0% $-771	+5% $-670	+10% $-570
Rate	-1.0pp $-698	-0.5pp $-734	base $-771	+0.5pp $-808	+1.0pp $-846

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 NW 87th Ave Doral, FL	1.0–3.0	2.0–4.0	1570	$2,900	$1.85	25d	3	0.03mi
5300 NW 87th Ave Doral, FL	1.0–3.0	2.0–5.0	1570	$3,000	$1.91	0d	3	0.03mi
5300 NW 85th Ave Doral, FL	2.0	1.0–2.0	960	$3,350	$3.49	0d	4	0.10mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,700	$3.00	8d	3	0.11mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,600	$2.89	3d	4	0.11mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,700	$2.68	0d	6	0.16mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,650	$2.63	19d	6	0.16mi
5350 NW 84th Ave Doral, FL	3.0	1.0–3.0	904	$3,167	$3.50	0d	11	0.20mi
5250 NW 84th Ave Doral, FL	1.0–3.0	1.0–2.0	979	$2,458	$2.51	0d	39	0.24mi
4760 NW 85th Ave Miami, FL	3.0	1.0–2.0	999	$3,032	$3.03	0d	17	0.31mi
8353 Lake Dr #204 Doral, FL	1.0	1.0	810	$2,000	$2.47	21d	1	0.36mi
8333 Lake Dr #102 Doral, FL	1.0	1.0	810	$2,100	$2.59	15d	1	0.38mi
8333 Lake Dr #104 Doral, FL	1.0	1.0	810	$1,990	$2.46	25d	1	0.38mi
8363 Lake Dr #308 Doral, FL	1.0	1.0	810	$2,000	$2.47	21d	1	0.39mi
4720 NW 85th Ave Miami, FL	1.0–2.0	1.0–2.0	1071	$2,965	$2.77	4d	30	0.39mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$2,000	$2.29	3d	3	0.41mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$1,950	$2.23	3d	3	0.41mi
8323 Lake Dr #402 Doral, FL	1.0	1.0	810	$2,100	$2.59	21d	1	0.41mi
8373 Lake Dr #106 Doral, FL	2.0	2.0	1197	$2,400	$2.01	8d	1	0.41mi
8373 Lake Dr #307 Doral, FL	1.0	1.0	810	$2,000	$2.47	21d	1	0.41mi
8323 Lake Dr Doral, FL	1.0	1.0	810	$2,025	$2.50	6d	2	0.42mi
8323 Lake Dr Doral, FL	1.0	1.0	810	$2,025	$2.50	8d	2	0.42mi
4725 NW 85th Ave #47 Miami, FL	2.0	2.0	1129	$3,150	$2.79	25d	1	0.43mi
8255 Lake Dr #102 Doral, FL	1.0	1.0	810	$2,075	$2.56	25d	1	0.47mi
8215 Lake Dr #401 Doral, FL	1.0	1.0	810	$2,050	$2.53	4d	1	0.50mi
8215 Lake Dr #105 Doral, FL	1.0	1.0	810	$2,200	$2.72	21d	1	0.50mi
8215 Lake Dr #108 Doral, FL	1.0	1.0	810	$2,100	$2.59	25d	1	0.50mi
8215 Lake Dr #108 Doral, FL	1.0	1.0	810	$2,100	$2.59	5d	1	0.50mi
8245 Lake Dr Doral, FL	1.0	1.0	810	$1,938	$2.39	25d	2	0.50mi
8245 Lake Dr Doral, FL	1.0	1.0	810	$1,938	$2.39	6d	2	0.50mi
4401 NW 87th Ave Doral, FL	1.0–3.0	1.0–2.0	1168	$2,358	$2.02	0d	15	0.51mi
8225 Lake Dr #107 Doral, FL	1.0	1.0	810	$2,100	$2.59	18d	1	0.52mi
8150 NW 53rd St Doral, FL	1.0–3.0	1.0–2.0	999	$2,467	$2.47	0d	19	0.53mi
8235 Lake Dr #502 Doral, FL	2.0	2.0	1197	$2,500	$2.09	8d	1	0.53mi
8235 Lake Dr #204 Doral, FL	1.0	1.0	810	$1,900	$2.35	25d	1	0.53mi
4640 NW 84th Ave Doral, FL	2.0–3.0	1.0–2.5	1410	$3,225	$2.29	8d	2	0.53mi
8005 Lake Dr #408 Doral, FL	1.0	1.0	770	$1,900	$2.47	25d	1	0.57mi
8160 Geneva Ct Doral, FL	1.0	1.0	710	$1,950	$2.75	8d	4	0.58mi
5241 Geneva Way #202 Doral, FL	1.0	1.0	810	$1,850	$2.28	15d	1	0.60mi
5241 Geneva Way #202 Doral, FL	1.0	1.0	810	$1,850	$2.28	11d	1	0.60mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $145,000 Active 66 DOM
2. 2026-06-18
   days on market $145,000 Active 63 DOM
3. 2026-06-17
   days on market $145,000 Active 62 DOM
4. 2026-06-16
   days on market $145,000 Active 61 DOM
5. 2026-06-15
   days on market $145,000 Active 60 DOM
6. 2026-06-13
   days on market $145,000 Active 58 DOM
7. 2026-06-09
   days on market $145,000 Active 54 DOM
8. 2026-06-08
   days on market $145,000 Active 53 DOM
9. 2026-06-07
   days on market $145,000 Active 52 DOM
10. 2026-06-04
    days on market $145,000 Active 49 DOM
11. 2026-06-03
    days on market $145,000 Active 48 DOM
12. 2026-06-02
    days on market $145,000 Active 47 DOM
13. 2026-06-01
    days on market $145,000 Active 46 DOM
14. 2026-05-31
    days on market $145,000 Active 45 DOM
15. 2026-04-16
    listed $145,000 Active
16. 2026-04-16
    historical
17. 2025-01-31
    price $189,500
18. 2024-08-23
    listed $190,000 Active
19. 2024-08-23
    historical
20. 2024-04-29
    price $195,000
21. 2023-11-28
    price $230,000
22. 2023-11-07
    price $250,000
23. 2023-09-17
    listed $230,000 Active
24. 2010-10-28
    soldstatus $196,000

ⓘ 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: $2,466 · $206/mo
• Projected year-2 tax: $2,466 · $206/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $30,467
• − Mortgage interest: −$8,122
• − Property taxes: −$2,466
• − Insurance: −$2,550
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − HOA: −$19,176
• − Depreciation: −$4,218
• Taxable loss: −$10,940
• Est. tax savings @ 24.0%: +$2,626
• After-tax cash flow: $-6,622/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 — Doral

• Score: 80/100
• State rank: #122
• US rank: #1868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doral, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 67,789
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 67,789
• Household income: $96,653
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 3658.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 34% White 11% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 8% Dominican 3% Salvadoran 2%
• Common ancestry: Estonian 2% Russian 1% Italian 1%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 12% English-only · Spanish 82% Other Indo-European 4% Other Asian/Pacific 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: ▼ -0.26%
• Current HPI: 310.2015
• Rent YoY: ▼ -1.09%
• 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

-26.0% since first listed

10 events — show timeline

• 2026-04-16 Listing Removed — MARMLS
• 2026-04-16 Listed $145,000 MARMLS
• 2025-01-31 Price Changed $189,500 MARMLS
• 2024-08-23 Listing Removed — MARMLS
• 2024-08-23 Listed $190,000 MARMLS
• 2024-04-29 Price Changed $195,000 MARMLS
• 2023-11-28 Price Changed $230,000 MARMLS
• 2023-11-07 Price Changed $250,000 MARMLS
• 2023-09-17 Listed $230,000 MARMLS
• 2010-10-28 Sold (MLS) $196,000 MARMLS

Property tax history

-5.6%/yr

Latest (2025): $2,466 · -1.7% YoY. Source: county tax records.