3500 Coral Way #710 · Miami, FL 33145

$364,961

2 bd · 2.0 ba · 842 sqft · Condo public records · 130 Days on market

Built 2002 $834/mo HOA · 23% of rent ↓ 2% 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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ask about lender credit towards closing costs, up to $4,000 on this spacious & lovingly maintained 2BD/2BA 7th floor condo offering a quiet setting with serene green canopy views from a private balcony. The open layout seamlessly connects the kitchen to the dining and living areas, creating an inviting space ideal for both everyday living and entertaining. A desirable split floor plan provides privacy, with each bedroom featuring an en-suite bathroom and generous closet space. Enjoy the convenience of an in-unit washer and dryer, newer HVAC; water heater and refrigerator, along with one covered garage parking space; gated and ample guest parking. The building is professionally managed

Key facts

• Private balcony
• Split floor plan
• Gated parking

Tags

• PRIVATE BALCONY
• OPEN-CONCEPT LAYOUT
• SPLIT FLOOR PLAN
• IN-UNIT WASHER AND DRYER
• NEWER HVAC
• GATED PARKING

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions/possible restrictions (conditional)
• HOA & community: Monthly association fee; Association fee includes common areas, insurance, legal/accounting, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, security, trash; Community amenities include billiard room, fitness center, barbecue, picnic area, pool, trash service, and elevators

Exterior

• Parking: Assigned parking; Attached garage; Garage (1 space); Guest parking; One covered space
• Security: Lobby secured; Complex fenced
• Utilities: Cable available
• Home design: Attached property; Entry level: 7; 16 total stories
• Construction: Block construction; Resale
• Exterior features: Balcony; Open balcony/patio; Exterior lighting; Complex fenced; Lobby secured

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave
• Flooring: Ceramic tile; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Electric cooling; Ceiling fan(s)
• Interior features: Drapes; First-floor entry; Living/dining room; Split bedrooms; Tub/shower; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (6.7% below list).
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $321k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Francis S.Tucker K-8 Center (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 305 students, 69% FRL); Ponce De Leon Middle School (math 36% / reading 55%, grade D+, #305 of 571 statewide, top 54%, 888 students, 60% FRL); Coral Gables Senior High School (math 31% / reading 53%, grade F, #275 of 667 statewide, top 42%, 2,824 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,665/mo this rent would consume 59% of the median local household income ($74k/yr) (locally 1517% 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 $3k of loan paydown is wiped out by about $11k 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 130 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,165 (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 130 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.00% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-68,554
• Equity at exit: $54,417

10-year hold

• IRR: -12.3%
• Equity multiple: 0.28×
• Total profit: $-73,568
• Equity at exit: $31,555

Cash invested: $102,189 (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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,665 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$152
• HOA: −$834
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $-138

Break-even live

Break-even rent $3,839

Max offer price $340,577

Occupancy floor 99%

Sensitivity live

Price	-10% $69	-5% $-35	+0% $-138	+5% $-241	+10% $-345
Rent	-10% $-428	-5% $-283	+0% $-138	+5% $7	+10% $151
Rate	-1.0pp $46	-0.5pp $-45	base $-138	+0.5pp $-233	+1.0pp $-329

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: $91,240
• Closing costs: $10,949
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$7,851	$4.57	9d	3	0.89mi

HOA detail condo

• Monthly dues: $834 · $10,008/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   pricedays on market $364,961 Active 130 DOM
2. 2026-06-18
   days on market $364,962 Active 127 DOM
3. 2026-06-17
   pricedays on market $364,962 Active 126 DOM
4. 2026-06-16
   days on market $364,963 Active 125 DOM
5. 2026-06-15
   pricedays on market $364,963 Active 124 DOM
6. 2026-06-13
   pricedays on market $364,964 Active 122 DOM
7. 2026-06-10
   price $364,968 Active 118 DOM
8. 2026-06-09
   days on market $364,969 Active 118 DOM
9. 2026-06-08
   pricedays on market $364,969 Active 117 DOM
10. 2026-06-07
    days on market $364,970 Active 116 DOM
11. 2026-06-04
    pricedays on market $364,970 Active 113 DOM
12. 2026-06-03
    days on market $364,971 Active 112 DOM
13. 2026-06-02
    pricedays on market $364,971 Active 111 DOM
14. 2026-06-01
    pricedays on market $364,972 Active 110 DOM
15. 2026-06-01
    price $364,973 Active 109 DOM
16. 2026-05-31
    pricedays on market $364,974 Active 109 DOM
17. 2026-05-24
    price $364,978
18. 2026-05-23
    price $364,979
19. 2026-05-22
    price $364,980
20. 2026-05-21
    price $364,981
21. 2026-05-19
    price $364,982
22. 2026-05-18
    price $364,983
23. 2026-05-18
    price $364,984
24. 2026-05-15
    price $364,986
25. 2026-05-14
    price $364,987
26. 2026-05-13
    price $364,988
27. 2026-05-12
    price $364,989
28. 2026-05-11
    price $364,990
29. 2026-05-10
    price $364,991
30. 2026-05-10
    price $364,992
31. 2026-05-08
    price $364,993
32. 2026-05-07
    price $364,994
33. 2026-05-05
    price $364,995
34. 2026-05-04
    price $364,996
35. 2026-05-03
    price $364,997
36. 2026-05-01
    price $364,998
37. 2026-04-30
    price $364,999
38. 2026-04-29
    price $365,000
39. 2026-04-29
    price $372,960
40. 2026-04-28
    price $372,961
41. 2026-04-27
    price $372,962
42. 2026-04-26
    price $372,963
43. 2026-04-25
    price $372,964
44. 2026-04-24
    price $372,965
45. 2026-04-23
    price $372,966
46. 2026-04-22
    price $372,967
47. 2026-04-21
    price $372,968
48. 2026-04-20
    price $372,969
49. 2026-04-19
    price $372,970
50. 2026-04-17
    price $372,971

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $3,029 · $252/mo
• Expected delta: +$1,433/yr (+$119/mo · 89.7%)

ⓘ 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 ≥104°F today · 25 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: $43,974
• − Mortgage interest: −$20,443
• − Property taxes: −$1,597
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,518
• − Management: −$3,518
• − HOA: −$10,008
• − Depreciation: −$10,617
• Taxable loss: −$7,551
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $156/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% 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: ▼ -657.80%
• Current HPI: 485.4573
• 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

-2.2% since first listed

63 events — show timeline

• 2026-05-24 Price Changed $364,978 MARMLS
• 2026-05-23 Price Changed $364,979 MARMLS
• 2026-05-22 Price Changed $364,980 MARMLS
• 2026-05-21 Price Changed $364,981 MARMLS
• 2026-05-19 Price Changed $364,982 MARMLS
• 2026-05-18 Price Changed $364,983 MARMLS
• 2026-05-18 Price Changed $364,984 MARMLS
• 2026-05-15 Price Changed $364,986 MARMLS
• 2026-05-14 Price Changed $364,987 MARMLS
• 2026-05-13 Price Changed $364,988 MARMLS
• 2026-05-12 Price Changed $364,989 MARMLS
• 2026-05-11 Price Changed $364,990 MARMLS
• 2026-05-10 Price Changed $364,991 MARMLS
• 2026-05-10 Price Changed $364,992 MARMLS
• 2026-05-08 Price Changed $364,993 MARMLS
• 2026-05-07 Price Changed $364,994 MARMLS
• 2026-05-05 Price Changed $364,995 MARMLS
• 2026-05-04 Price Changed $364,996 MARMLS
• 2026-05-03 Price Changed $364,997 MARMLS
• 2026-05-01 Price Changed $364,998 MARMLS
• 2026-04-30 Price Changed $364,999 MARMLS
• 2026-04-29 Price Changed $365,000 MARMLS
• 2026-04-29 Price Changed $372,960 MARMLS
• 2026-04-28 Price Changed $372,961 MARMLS
• 2026-04-27 Price Changed $372,962 MARMLS
• 2026-04-26 Price Changed $372,963 MARMLS
• 2026-04-25 Price Changed $372,964 MARMLS
• 2026-04-24 Price Changed $372,965 MARMLS
• 2026-04-23 Price Changed $372,966 MARMLS
• 2026-04-22 Price Changed $372,967 MARMLS
• 2026-04-21 Price Changed $372,968 MARMLS
• 2026-04-20 Price Changed $372,969 MARMLS
• 2026-04-19 Price Changed $372,970 MARMLS
• 2026-04-17 Price Changed $372,971 MARMLS
• 2026-04-16 Price Changed $372,972 MARMLS
• 2026-04-15 Price Changed $372,973 MARMLS
• 2026-04-14 Price Changed $372,974 MARMLS
• 2026-04-13 Price Changed $372,975 MARMLS
• 2026-04-11 Price Changed $372,976 MARMLS
• 2026-04-10 Price Changed $372,977 MARMLS
• 2026-04-09 Price Changed $372,978 MARMLS
• 2026-04-08 Price Changed $372,979 MARMLS
• 2026-04-07 Price Changed $372,980 MARMLS
• 2026-04-05 Price Changed $372,981 MARMLS
• 2026-04-05 Price Changed $372,982 MARMLS
• 2026-04-03 Price Changed $372,983 MARMLS
• 2026-03-31 Price Changed $372,982 MARMLS
• 2026-03-30 Price Changed $372,983 MARMLS
• 2026-03-29 Price Changed $372,984 MARMLS
• 2026-03-28 Price Changed $372,985 MARMLS
• 2026-03-26 Price Changed $372,986 MARMLS
• 2026-03-24 Price Changed $372,988 MARMLS
• 2026-03-23 Price Changed $372,989 MARMLS
• 2026-03-22 Price Changed $372,990 MARMLS
• 2026-03-20 Price Changed $372,992 MARMLS
• 2026-03-19 Price Changed $372,993 MARMLS
• 2026-03-18 Price Changed $372,994 MARMLS
• 2026-03-17 Price Changed $372,995 MARMLS
• 2026-03-13 Price Changed $372,996 MARMLS
• 2026-03-13 Price Changed $372,997 MARMLS
• 2026-03-12 Price Changed $372,998 MARMLS
• 2026-03-11 Price Changed $372,999 MARMLS
• 2026-02-11 Listed $373,000 MARMLS

Property tax history

+1.4%/yr

Latest (2025): $1,597 · +3.7% YoY. Source: county tax records.