Brickell Key Dr Brickell Key Dr #410 · Miami, FL 33131

$315,000

1 bd · 1.5 ba · 770 sqft · Condo · 40 Days on market

Built 1991 Good condition Garage $409/sqft · 19% below area Est $390k · 19% under $1076/mo HOA · 30% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• 1% rule +6.3/10.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• DSCR +1.3/10.0

Listing remarks

ESCAPE TO YOUR VERY OWN PRIVATE TROPICAL OASIS BRICKELL KEY ISLAND. WE ARE OFFERING THE LARGEST 1 BED 1.5 BATH IN BRICKELL KEY TWO. LIVING ROOM ALMOST TWICE SIZE OF REGULAR 1 BED!!!! NEW KITCHEN CABINETS, APPLIANCES, AND BATHROOM. FULL SIZE WASHER/DRYER INSIDE. RESORT LIVING! POOL, HOT-TUB, SAUNA, GYM, VALET, CONCIERGE, TENNIS, GROCERY MART, 24 HR. SECURITY AND MUCH MORE.

Key facts

• Hot tub
• Sauna
• New kitchen cabinets

Tags

• PRIVATE TROPICAL OASIS
• NEW KITCHEN CABINETS
• FULL SIZE WASHER DRYER
• POOL
• HOT TUB
• SAUNA

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (20.7% below list).
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $250k (20.7% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 1.4% 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: Southside Preparatory Academy (math 54% / reading 61%, grade C+, #764 of 2,144 statewide, top 36%, 929 students, 39% FRL); Shenandoah Middle School (math 34% / reading 44%, grade F, #381 of 571 statewide, top 67%, 1,296 students, 72% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 1332 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 40 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $249,901 (20.7% 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 40 days. Have you received any prior offers? Is the seller open to a 21% 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. 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. 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?
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: 1.13% ✓
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 7.4

CMA / ARV

• ARV (median comp): $389,839
• List price: $315,000
• Delta: -19.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
770 Claughton Island Dr #1511	0.13mi	1/1.0	682 (-11%)	0mo	$360,000	$528	73
540 Brickell Key Dr #414	0.10mi	1/1.5	640 (-17%)	0mo	$281,500	$440	70
350 S Miami Ave #3508	0.58mi	1/1.0	768 (-0%)	0mo	$360,000	$469	70
690 SW 1st Ct #1913	0.67mi	1/1.5	795 (+3%)	0mo	$425,000	$535	63
465 Brickell Ave #5704	0.22mi	1/1.0	597 (-22%)	0mo	$432,500	$724	62
1200 Brickell Bay Dr #4308	0.51mi	1/1.0	825 (+7%)	0mo	$432,000	$524	62
801 S Miami Ave #1703	0.48mi	1/2.0	838 (+9%)	0mo	$560,000	$668	60
151 SE 1st St #3202	0.53mi	2/1.0 (+1)	736 (-4%)	0mo	$452,000	$614	60
45 SW 9th St #2105	0.54mi	1/2.0	852 (+11%)	0mo	$568,000	$667	55
951 Brickell Ave #2608	0.40mi	1/1.0	639 (-17%)	0mo	$445,000	$696	54
1100 S Miami Ave #3303	0.59mi	1/1.0	923 (+20%)	0mo	$516,000	$559	45
1600 SW 1st Ave #809	0.94mi	1/1.0	675 (-12%)	0mo	$410,000	$607	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.09% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.20×
• Total profit: $-70,287
• Equity at exit: $59,830

10-year hold

• IRR: -16.9%
• Equity multiple: -0.11×
• Total profit: $-98,130
• Equity at exit: $49,851

Cash invested: $88,200 (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 →

Active competition Active MLS

• For sale now: 31 active · 29 under contract
• Median asking: $495,000 ($605/sqft)
• Median days on market: 150 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -16.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33131

• Home prices YoY: -0.7%
• Rents YoY: 2.0%
• Active inventory: 1332
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,548 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$1,076
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $-450

Break-even live

Break-even rent $4,118

Max offer price $249,901

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-341	+0% $-450	+5% $-559	+10% $-668
Rent	-10% $-730	-5% $-590	+0% $-450	+5% $-310	+10% $-170
Rate	-1.0pp $-291	-0.5pp $-370	base $-450	+0.5pp $-532	+1.0pp $-615

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 NE 6th St Unit 1032222P Miami, FL	3.0	1.0–3.0	796	$9,799	$12.31	3d	4	0.92mi
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$8,280	$9.16	34d	4	0.96mi

Property features AI

Finance

• Financial info: Lease consideredPets allowed
• HOA & community: Monthly association feeAssociation amenities: fitness center, pool, sauna, spa/hot tub, tennis court(s), elevator(s), vehicle wash area, trash serviceAssociation covers management, common areas, parking, sewer, security, trash, waterAdditional quarterly association fee

Exterior

• Parking: Garage with 1 covered space
• Security: DoormanLobby securedFire alarmSmoke detector(s)Fire sprinkler system
• Utilities: Water included in associationSewer included in associationElectric service available
• Home design: Condominium (attached)14-story buildingEntry on level 4Brickell Key II model
• Construction: Block construction
• Exterior features: Storm/security shuttersTennis court(s)Waterfront property

Interior

• Kitchen: Built-in ovenElectric rangeMicrowaveDishwasherDisposalRefrigerator
• Flooring: Marble
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: ElevatorHandicap accessWalk-in closet(s)Other interior features
• Laundry & utility: WasherDryerElectric water heater

HOA detail $1,076/mo · $12,912/yr condo

• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-07-11
   days on market $315,000 Active 40 DOM
2. 2026-07-10
   days on market $315,000 Active 39 DOM
3. 2026-07-09
   days on market $315,000 Active 38 DOM
4. 2026-07-07
   days on market $315,000 Active 36 DOM
5. 2026-07-06
   days on market $315,000 Active 35 DOM
6. 2026-07-06
   days on market $315,000 Active 34 DOM
7. 2026-07-05
   days on market $315,000 Active 33 DOM
8. 2026-07-03
   days on market $315,000 Active 32 DOM
9. 2026-07-02
   days on market $315,000 Active 31 DOM
10. 2026-07-01
    days on market $315,000 Active 30 DOM
11. 2026-06-30
    days on market $315,000 Active 29 DOM
12. 2026-06-29
    days on market $315,000 Active 28 DOM
13. 2026-06-28
    days on market $315,000 Active 27 DOM
14. 2026-06-27
    days on market $315,000 Active 26 DOM
15. 2026-06-26
    days on market $315,000 Active 25 DOM
16. 2026-06-24
    days on market $315,000 Active 23 DOM
17. 2026-06-22
    days on market $315,000 Active 21 DOM
18. 2026-06-21
    days on market $315,000 Active 20 DOM
19. 2026-06-18
    days on market $315,000 Active 17 DOM
20. 2026-06-17
    days on market $315,000 Active 16 DOM
21. 2026-06-16
    days on market $315,000 Active 15 DOM
22. 2026-06-15
    days on market $315,000 Active 14 DOM
23. 2026-06-13
    days on market $315,000 Active 12 DOM
24. 2026-06-09
    days on market $315,000 Active 8 DOM
25. 2026-06-08
    days on market $315,000 Active 7 DOM
26. 2026-06-07
    days on market $315,000 Active 6 DOM
27. 2026-06-04
    days on market $315,000 Active 3 DOM
28. 2026-06-03
    days on market $315,000 Active 2 DOM
29. 2026-06-02
    remarks 419-char remark
30. 2026-06-02
    listed $315,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,577
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − HOA: −$12,912
• − Depreciation: −$9,164
• Taxable loss: −$10,256
• Est. tax savings @ 24.0%: +$2,461
• After-tax cash flow: $-2,937/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,850–$11,550 screening

This property is in good condition with modern updates and a well-maintained exterior. It offers a good return on investment with potential for further improvements to enhance curb appeal and resale value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Both Painting exterior walls — Improves curb appeal and resale value ↑
• Both Upgrading window treatments — Enhances curb appeal and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Middle Shenandoah Middle School F FL #381/571 Nat'l #6,362/14,009 High Booker T. Washington Senior High F FL #604/667 Nat'l #15,239/17,239

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

B Composite livability gradescore 78/100

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 · 3,126,439 people
• City population: 827,308
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,095
• Household income: $144,138
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 35% White 33% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1% Salvadoran 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Estonian 2%
• Foreign-born: 54% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 53% Other Indo-European 6% French/Haitian/Cajun 4%

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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: ▼ -2.09%
• Current HPI: 281.1156
• Rent YoY: ▲ 2.04%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Lease consideredPets allowed
• HOA & community: Monthly association feeAssociation amenities: fitness center, pool, sauna, spa/hot tub, tennis court(s), elevator(s), vehicle wash area, trash serviceAssociation covers management, common areas, parking, sewer, security, trash, waterAdditional quarterly association fee

Exterior

• Parking: Garage with 1 covered space
• Security: DoormanLobby securedFire alarmSmoke detector(s)Fire sprinkler system
• Utilities: Water included in associationSewer included in associationElectric service available
• Home design: Condominium (attached)14-story buildingEntry on level 4Brickell Key II model
• Construction: Block construction
• Exterior features: Storm/security shuttersTennis court(s)Waterfront property

Interior

• Kitchen: Built-in ovenElectric rangeMicrowaveDishwasherDisposalRefrigerator
• Flooring: Marble
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: ElevatorHandicap accessWalk-in closet(s)Other interior features
• Laundry & utility: WasherDryerElectric water heater

Price history

1 event — show timeline

• 2026-06-01 Listed $315,000 MARMLS