1750 N Bayshore Dr #3112 · Miami, FL 33132

$355,000

1 bd · 1.0 ba · 791 sqft · Condo public records · 477 Days on market

Built 2007 $961/mo HOA · 20% 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 +19.0/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

Key facts

• Steps from shops
• Great location
• European kitchen

Tags

• EUROPEAN KITCHEN
• STAINLESS STEEL APPLIANCES
• FULL-SERVICE BUILDING
• GREAT LOCATION
• STEPS FROM PARKS
• STEPS FROM SHOPS

Property features AI

Finance

• Other: Association pool available
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association amenities include fitness center, pool, and elevators; Association fee covers insurance, parking, pools, sewer, and security

Exterior

• Parking: Attached garage with 1 space; Garage door opener; Valet parking available; One covered space
• Security: Key card entry; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condominium unit in a multistory building; Resale unit; Bay front waterfront view
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Closet cabinetry; Elevator access
• 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 $355k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (2.9% below list).
• Meets the 1% rule at list price ($5k rent vs $355k).
• Recommended offer: $312k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 869 active listings in the ZIP; 2 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 $4,841/mo this rent would consume 53% of the median local household income ($109k/yr) (locally 2260% 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 (-2.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 477 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago; this cycle's ask has dropped $115k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $312,400 (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 477 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.36% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.52% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-63,964
• Equity at exit: $60,471

10-year hold

• IRR: -17.3%
• Equity multiple: 0.07×
• Total profit: $-92,680
• Equity at exit: $43,802

Cash invested: $99,400 (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 33132

• Home prices YoY: -0.8%
• Rents YoY: 0.7%
• Active inventory: 869
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,841 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$485 /mo · $5,824/yr
• Insurance: −$148
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$961
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $-58

Break-even live

Break-even rent $4,914

Max offer price $344,704

Occupancy floor 96%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1d	13	0.81mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$3,506	$1.32	1d	19	1.12mi

HOA detail condo

• Monthly dues: $961 · $11,532/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $355,000 Active 477 DOM
2. 2026-06-17
   days on market $355,000 Active 476 DOM
3. 2026-06-16
   days on market $355,000 Active 475 DOM
4. 2026-06-15
   days on market $355,000 Active 474 DOM
5. 2026-06-13
   days on market $355,000 Active 472 DOM
6. 2026-06-09
   days on market $355,000 Active 468 DOM
7. 2026-06-08
   days on market $355,000 Active 467 DOM
8. 2026-06-08
   days on market $355,000 Active 466 DOM
9. 2026-06-04
   days on market $355,000 Active 463 DOM
10. 2026-06-03
    days on market $355,000 Active 462 DOM
11. 2026-06-02
    days on market $355,000 Active 461 DOM
12. 2026-06-01
    days on market $355,000 Active 460 DOM
13. 2026-05-31
    days on market $355,000 Active 459 DOM
14. 2026-02-24
    price $355,000
15. 2026-01-08
    price $365,000
16. 2025-10-21
    price $320,000
17. 2025-10-16
    price $340,000
18. 2025-09-19
    price $360,000
19. 2025-08-06
    price $396,000
20. 2025-02-26
    listed $470,000 Active
21. 2024-09-04
    historical $2,800
22. 2024-08-28
    listed $2,800
23. 2024-08-20
    historical
24. 2024-07-23
    historical $2,950
25. 2024-07-20
    historical $2,950
26. 2024-07-18
    listed $2,950
27. 2024-07-03
    listed $2,900
28. 2024-06-12
    historical $2,950
29. 2024-05-07
    listed $2,950
30. 2024-02-28
    price $495,000
31. 2023-12-02
    listed $515,000 Active
32. 2023-01-04
    soldstatus $390,000
33. 2023-01-03
    soldstatus $390,000 Closed 749-char remark

    Show marketing remark (749 chars)

    Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

34. 2022-10-06
    status Pending 749-char remark

    Show marketing remark (749 chars)

    Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

35. 2022-08-19
    price $460,000 749-char remark

    Show marketing remark (749 chars)

    Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

36. 2022-04-23
    price $480,000 749-char remark

    Show marketing remark (749 chars)

    Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

37. 2022-04-14
    status Active 749-char remark

    Show marketing remark (749 chars)

    Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

38. 2022-04-06
    listed $490,000 Active 749-char remark

    Show marketing remark (749 chars)

    Opera Tower! A design masterpiece in the Heart of Miami! Panoramic views from the 31st floor of sunrise, sunset, and the amazing Miami Skyline. Bright and spacious 1 bedroom 1 bathroom balcony, stainless steel appliances, granite countertops, and features floor to ceiling windows. Full-service building with a large, heated pool and lounge area overlooking the city and the bay. Fitness center, clubroom, convenient lobby shops, full-time staff services, and valet parking. Directly across the street from Margaret Pace Park with many amenities such as tennis courts, dog park, basketball courts, playground, and walking trails. Easy access to the beach, Downtown, Brickell, Edgewater, and Design District. Showing assistance , Great for Investors.

39. 2021-12-30
    status Active
40. 2021-11-30
    status Active
41. 2021-07-06
    listed $398,000 Active
42. 2013-09-09
    soldstatus $350,000 Sold

ⓘ 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: $5,824 · $485/mo
• Projected year-2 tax: $5,824 · $485/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: $58,088
• − Mortgage interest: −$19,886
• − Property taxes: −$5,824
• − Insurance: −$6,894
• − Repairs & maintenance: −$4,647
• − Management: −$4,647
• − HOA: −$11,532
• − Depreciation: −$10,327
• Taxable loss: −$5,668
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $661/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): 20,253
• Household income: $109,109
• Rent vs Own: 74.3% rent · 25.7% own
• Severe rent burden: 2260.0

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 53% Two or more races 39% White 29% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 9% Dominican 2% Salvadoran 1%
• Common ancestry: Estonian 2% Scotch-Irish 2% Romanian 1%
• Foreign-born: 50% · Canada, Jamaica, Dominican Republic
• Languages at home: 35% English-only · Spanish 49% Other Indo-European 6% Other Asian/Pacific 2%

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: ▼ -2.52%
• Current HPI: 294.3744
• Rent YoY: ▲ 0.74%
• 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

+1.4% since first listed

29 events — show timeline

• 2026-02-24 Price Changed $355,000 MARMLS
• 2026-01-08 Price Changed $365,000 MARMLS
• 2025-10-21 Price Changed $320,000 MARMLS
• 2025-10-16 Price Changed $340,000 MARMLS
• 2025-09-19 Price Changed $360,000 MARMLS
• 2025-08-06 Price Changed $396,000 MARMLS
• 2025-02-26 Listed $470,000 MARMLS
• 2024-09-04 Rental Removed $2,800 MARMLS
• 2024-08-28 Listed for Rent $2,800 MARMLS
• 2024-08-20 Listing Removed — MARMLS
• 2024-07-23 Rental Removed $2,950 VLS
• 2024-07-20 Rental Removed $2,950 MARMLS
• 2024-07-18 Listed for Rent $2,950 VLS
• 2024-07-03 Listed for Rent $2,900 MARMLS
• 2024-06-12 Rental Removed $2,950 MARMLS
• 2024-05-07 Listed for Rent $2,950 MARMLS
• 2024-02-28 Price Changed $495,000 MARMLS
• 2023-12-02 Listed $515,000 MARMLS
• 2023-01-04 Sold (Public Records) $390,000 Public Records
• 2023-01-03 Sold (MLS) $390,000 MARMLS
• 2022-10-06 Pending — MARMLS
• 2022-08-19 Price Changed $460,000 MARMLS
• 2022-04-23 Price Changed $480,000 MARMLS
• 2022-04-14 Relisted — MARMLS
• 2022-04-06 Listed $490,000 MARMLS
• 2021-12-30 Relisted — MARMLS
• 2021-11-30 Relisted — MARMLS
• 2021-07-06 Listed $398,000 MARMLS
• 2013-09-09 Sold (MLS) $350,000 MARMLS

Property tax history

+4.2%/yr

Latest (2025): $5,824 · -7.2% YoY. Source: county tax records.