5300 NW 87th Ave #1103 · Doral, FL 33178

$125,000

1 bd · 1.0 ba · 705 sqft · Condo public records · 73 Days on market

Built 2008 $1056/mo HOA · 42% of rent ↓ 40% since listing

---

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 +16.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Listing remarks

Turnkey Investment at The Blue Resort- Provident Doral Great opportunity to own a fully furnished corner suite at The Blue Resort in Doral. This condo-hotel unit sleeps up to 4 guests and features 1 King Bed, a dining area, full-size appliances, and a private balcony with open views, ideal for relaxing or entertaining. Owners may use the unit for up to 6 months per year and rent it daily, either independently or through the hotel program. Utilities are included in the condo fees. Enjoy resort-style amenities including a pool, spa, fitness center, upscale restaurant, and clubhouse. Located next to Trump National Doral Golf Club and walking distance to Downtown Doral, it’s perfect for f

Key facts

• Fitness center
• Spa
• Upscale restaurant

Tags

• FULLY FURNISHED CORNER SUITE
• RESORT-STYLE AMENITIES
• POOL
• SPA
• FITNESS CENTER
• UPSCALE RESTAURANT

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association covers amenities, common areas, electricity, insurance, internet, grounds maintenance, pool, recreation facilities, sewer, trash and water; Community amenities include business center, fitness center, pool and elevators

Exterior

• Parking: Guest parking; One assigned space
• Security: Key card entry; Security guard
• Utilities: Cable available
• Home design: 2 stories; Resale property; Entry level: 1
• Construction: Metal frame construction
• Exterior features: Balcony (open and screened); On golf course

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Closet cabinetry; Dual sinks; Separate shower; Bar; First floor entry; Living/dining room
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-72 ($-867/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (10.2% below list).
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $112k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 7.1% vs local median 2.8% in Doral — 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 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; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 31% 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 $543 of equity ($864 loan paydown + $-321 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 73 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 42% 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 $112,230 (10.2% 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 73 days. Have you received any prior offers? Is the seller open to a 10% 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. 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.
10. 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.
11. 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: 2.01% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 4.1

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: -10.7%
• Equity multiple: 0.53×
• Total profit: $-16,358
• Equity at exit: $34,701

10-year hold

• IRR: -10.3%
• Equity multiple: 0.12×
• Total profit: $-30,795
• Equity at exit: $40,459

Cash invested: $35,000 (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 33178

• Home prices YoY: -0.1%
• Rents YoY: -1.1%
• Active inventory: 483
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,515 high
• Mortgage (P&I): −$656
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$52
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,056
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-72

Break-even live

Break-even rent $2,607

Max offer price $112,230

Occupancy floor 98%

Sensitivity live

Price	-10% $-2	-5% $-37	+0% $-72	+5% $-108	+10% $-143
Rent	-10% $-271	-5% $-172	+0% $-72	+5% $27	+10% $126
Rate	-1.0pp $-9	-0.5pp $-40	base $-72	+0.5pp $-105	+1.0pp $-138

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Paseo Blvd Unit 1007 Doral, FL	1.0	1.0	698	$2,700	$3.87	4d	1	0.11mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,600	$2.89	3d	4	0.11mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,700	$3.00	8d	3	0.11mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,650	$2.63	19d	6	0.16mi
5252 NW 85th Ave Doral, FL	1.0–2.0	1.0–2.0	870	$2,700	$3.10	3d	5	0.16mi
5350 NW 84th Ave Doral, FL	2.0	1.0–2.0	904	$3,750	$4.15	3d	9	0.20mi
5350 NW 84th Ave Unit 1022290P Doral, FL	1.0	1.0	656	$3,880	$5.91	15d	1	0.20mi
5250 NW 84th Ave Doral, FL	1.0–3.0	1.0–2.0	979	$2,458	$2.51	3d	37	0.24mi
4760 NW 85th Ave Miami, FL	2.0	1.0–2.0	934	$2,988	$3.20	4d	17	0.31mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$1,950	$2.23	3d	3	0.41mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$2,000	$2.29	3d	3	0.41mi
4740 NW 84th Ct Unit 43A Doral, FL	—	1.0	600	$1,690	$2.82	13d	1	0.43mi
4740 NW 84th Ave Miami, FL	—	1.0	600	$1,690	$2.82	18d	1	0.43mi
8150 NW 53rd St Doral, FL	1.0–3.0	1.0–2.0	999	$2,467	$2.47	3d	19	0.53mi
8160 Geneva Ct Doral, FL	1.0	1.0	710	$1,950	$2.75	8d	4	0.58mi
8100 Geneva Ct Doral, FL	1.0–2.0	1.0–2.0	851	$2,000	$2.35	8d	1	0.65mi
8100 Geneva Ct Doral, FL	1.0–2.0	1.0–2.0	851	$1,875	$2.20	5d	2	0.65mi
8100 Geneva Ct #233 Doral, FL	1.0	1.0	710	$1,950	$2.75	18d	1	0.66mi
8100 Geneva Ct #345 Doral, FL	1.0	1.0	710	$2,000	$2.82	16d	1	0.66mi
8803 NW 41st St Unit 8803 Doral, FL	1.0	1.0	738	$2,259	$3.06	25d	1	0.67mi
8425 NW 41st St Doral, FL	3.0	1.0–2.0	945	$2,868	$3.03	3d	38	0.68mi
8800 NW 36th St #14 Doral, FL	1.0	1.0	706	$3,140	$4.45	21d	1	0.77mi
8902 Doral Blvd Unit 402 Doral, FL	1.0	1.0	720	$2,250	$3.12	8d	1	0.78mi
8800 Doral Blvd Doral, FL	3.0	1.0–2.0	977	$2,703	$2.77	3d	42	0.79mi
4400 NW 79th Ave Doral, FL	1.0–3.0	1.0–2.0	900	$2,081	$2.31	3d	5	0.86mi
3555 NW 83rd Ave Doral, FL	2.0	1.0–2.0	848	$2,620	$3.09	2d	36	0.95mi
8401 NW 34th Ter Doral, FL	2.0	1.0–2.0	840	$2,974	$3.54	3d	24	0.99mi
9400 NW 41st St Doral, FL	1.0–2.0	1.0–2.0	916	$2,474	$2.70	3d	8	1.01mi
3300 NW 87th Ave Unit 309 Doral, FL	—	1.0	520	$2,150	$4.13	8d	1	1.04mi
3450 NW 85th Ct Doral, FL	3.0	1.0–2.0	971	$2,511	$2.59	2d	29	1.04mi
3940 NW 79th Ave Doral, FL	3.0	1.0–3.0	1040	$2,793	$2.69	5d	1	1.05mi
9480 NW 41st St Unit 3542 Doral, FL	1.0	1.0	702	$2,257	$3.22	4d	1	1.05mi
3368 NW 84th Ave Miami, FL	1.0	1.0	700	$2,319	$3.31	8d	1	1.10mi
8430 NW 33rd Ter Unit 33 Doral, FL	1.0	1.0	715	$2,400	$3.36	8d	1	1.12mi
7902 NW 36th St Unit 705 Miami, FL	—	1.0	525	$2,150	$4.10	8d	1	1.13mi
10000 NW 45th Ter Doral, FL	1.0–3.0	1.0–3.0	1088	$2,125	$1.95	3d	22	1.40mi

HOA detail condo

• Monthly dues: $1,056 · $12,672/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $125,000 Active 73 DOM
2. 2026-06-18
   days on market $125,000 Active 70 DOM
3. 2026-06-17
   days on market $125,000 Active 69 DOM
4. 2026-06-16
   days on market $125,000 Active 68 DOM
5. 2026-06-15
   days on market $125,000 Active 67 DOM
6. 2026-06-13
   days on market $125,000 Active 65 DOM
7. 2026-06-09
   days on market $125,000 Active 61 DOM
8. 2026-06-08
   days on market $125,000 Active 60 DOM
9. 2026-06-07
   days on market $125,000 Active 59 DOM
10. 2026-06-04
    days on market $125,000 Active 56 DOM
11. 2026-06-03
    days on market $125,000 Active 55 DOM
12. 2026-06-02
    days on market $125,000 Active 54 DOM
13. 2026-06-01
    days on market $125,000 Active 53 DOM
14. 2026-05-31
    days on market $125,000 Active 52 DOM
15. 2026-04-10
    listed $125,000 Active
16. 2026-04-09
    historical
17. 2025-12-30
    listed $125,000 Active
18. 2025-12-30
    historical
19. 2025-10-28
    price $125,000
20. 2025-04-10
    listed $135,000 Active
21. 2016-04-28
    soldstatus $195,000 Sold
22. 2016-04-05
    status Pending
23. 2016-02-08
    listed $200,000 Active
24. 2016-02-07
    historical
25. 2015-08-10
    listed $200,000 Active
26. 2015-08-05
    historical
27. 2015-02-03
    listed $210,000 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: $1,722 · $144/mo
• Projected year-2 tax: $1,722 · $144/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: $30,180
• − Mortgage interest: −$7,002
• − Property taxes: −$1,722
• − Insurance: −$2,450
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − HOA: −$12,672
• − Depreciation: −$3,636
• Taxable loss: −$2,131
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $-356/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

-40.5% since first listed

13 events — show timeline

• 2026-04-10 Listed $125,000 MARMLS
• 2026-04-09 Listing Removed — MARMLS
• 2025-12-30 Listing Removed — MARMLS
• 2025-12-30 Listed $125,000 MARMLS
• 2025-10-28 Price Changed $125,000 MARMLS
• 2025-04-10 Listed $135,000 MARMLS
• 2016-04-28 Sold (MLS) $195,000 MARMLS
• 2016-04-05 Pending — MARMLS
• 2016-02-08 Listed $200,000 MARMLS
• 2016-02-07 Listing Removed — MARMLS
• 2015-08-10 Listed $200,000 MARMLS
• 2015-08-05 Listing Removed — MARMLS
• 2015-02-03 Listed $210,000 MARMLS

Property tax history

-5.4%/yr

Latest (2025): $1,722 · -4.9% YoY. Source: county tax records.