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

$315,000

1 bd · 1.5 ba · 770 sqft · Condo · 17 Days on market

Built 1991 Good condition $1076/mo HOA · 25% 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 +14.8/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0

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. TEXT LISTING AGENT FOR SHOWINGS INSTRUCTIONS

Key facts

• Hot tub
• Sauna
• New kitchen cabinets

Tags

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

Property features AI

Finance

• Other: Lease considered; Pets allowed
• Financial info: Association fee listed as $1,076 monthly; Additional association fee entry: $105 quarterly
• HOA & community: Monthly association fee; Association fee covers management, common areas, parking, sewer, security, trash and water; Association amenities include fitness center, pool, sauna, spa/hot tub, tennis courts, vehicle wash area and elevators

Exterior

• Parking: Garage with 1 space; One covered parking space
• Security: Doorman; Fire alarm; Lobby secured; Fire sprinkler system; Smoke detector(s)
• Home design: Condo in a 14-story building; Entry located on level 4; Attached property
• Construction: Block construction; Resale property; Builder model: Brickell Key II
• Exterior features: Storm/security shutters; Tennis court(s); Waterfront property

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Marble
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Handicap access; Walk-in closet(s); Other interior features
• Laundry & utility: Washer; Dryer; Electric water heater

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 $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 rising (+2.0%/yr); 1007 active listings in the ZIP; high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 35% of the median local income ($144k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 17 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $310,275 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.58×
• Total profit: $-36,940
• Equity at exit: $59,830

10-year hold

• IRR: -4.3%
• Equity multiple: 0.68×
• Total profit: $-27,894
• 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 →

ZIP-level market 33131

• Home prices YoY: -0.7%
• Rents YoY: 2.0%
• Active inventory: 1007
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,224 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$1,076
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $84

Break-even live

Break-even rent $4,118

Max offer price $315,000

Occupancy floor 93%

Sensitivity live

Price	-10% $301	-5% $193	+0% $84	+5% $-25	+10% $-134
Rent	-10% $-250	-5% $-83	+0% $84	+5% $250	+10% $417
Rate	-1.0pp $242	-0.5pp $164	base $84	+0.5pp $2	+1.0pp $-81

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
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,076 · $12,912/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $315,000 Active 17 DOM
2. 2026-06-17
   days on market $315,000 Active 16 DOM
3. 2026-06-16
   days on market $315,000 Active 15 DOM
4. 2026-06-15
   days on market $315,000 Active 14 DOM
5. 2026-06-13
   days on market $315,000 Active 12 DOM
6. 2026-06-09
   days on market $315,000 Active 8 DOM
7. 2026-06-08
   days on market $315,000 Active 7 DOM
8. 2026-06-07
   days on market $315,000 Active 6 DOM
9. 2026-06-04
   days on market $315,000 Active 3 DOM
10. 2026-06-03
    days on market $315,000 Active 2 DOM
11. 2026-06-02
    remarks 419-char remark
12. 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: $50,682
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,055
• − Management: −$4,055
• − HOA: −$12,912
• − Depreciation: −$9,164
• Taxable loss: −$3,448
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,831/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,095
• Household income: $144,138
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1866.0

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 0.61)
• 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%

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

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 event — show timeline

• 2026-06-01 Listed $315,000 MARMLS