1801 S Treasure Dr #427 · North Bay Village, FL 33141

$210,000

2 bd · 2.0 ba · 900 sqft · Condo public records · 30 Days on market

Built 1972 $685/mo HOA · 20% of rent ↓ 19% since listing

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Why this score? — see what drove the B- 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED, COMPLETELY RENOVATED CONDO WITH BAY VIEW. FULLY EQUIPPED WITH STAINLESS STEEL APPLIANCES. ALL AMENITIES. FINANCING OFFERS MUST INCLUDE PRE-APPROVAL LETTER, BANK STATEMENTS VERIFYING FUNDS, CREDIT REPORT, AND COPY OF ESCROW CHECK. CASH OFFERS MU ST INCLUDE BANK STATEMENTS VERIFYING ASSETS, COPY OF DEPOSIT CHECK FOR 10% OF OFFER PRICE. ALL OFFERS MUST BE SUBMITTED ON FAR BAR "AS IS" CONTRACT. ATTACHED FORMS ARE REQUIRED FOR ALL OFFERS

Key facts

• Water views
• Garden views
• Pool

Tags

• GARDEN VIEWS
• WATER VIEWS
• POOL
• GYM
• BEAUTIFUL LANDSCAPING

Property features AI

Finance

• Other: Association pool available
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $685; Association covers management, amenities, common areas, laundry, grounds maintenance, structural maintenance, and pool(s); Community amenities include fitness center, pool, and elevators; 147 units in the community

Exterior

• Parking: One parking space
• Utilities: Central electric heating and cooling
• Home design: Residential property; 5-story building; Entry on level 4; Has a view; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Courtyard; Open balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Bedroom on main level; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#18 in FL, #426 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities 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; 644 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,477/mo this rent would consume 61% of the median local household income ($69k/yr) (locally 3521% 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $56k; list at $210k implies a 276% gain — meaningful room to come down on a strong offer.

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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.38×
• Total profit: $-36,259
• Equity at exit: $31,312

10-year hold

• IRR: -23.7%
• Equity multiple: 0.06×
• Total profit: $-55,042
• Equity at exit: $18,157

Cash invested: $58,800 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,477 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$357 /mo · $4,282/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$685
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $90

Break-even live

Break-even rent $3,363

Max offer price $210,000

Occupancy floor 92%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 30 DOM
2. 2026-06-17
   days on market $210,000 Active 29 DOM
3. 2026-06-16
   days on market $210,000 Active 28 DOM
4. 2026-06-15
   days on market $210,000 Active 27 DOM
5. 2026-06-13
   days on market $210,000 Active 25 DOM
6. 2026-06-09
   days on market $210,000 Active 21 DOM
7. 2026-06-08
   days on market $210,000 Active 20 DOM
8. 2026-06-07
   days on market $210,000 Active 19 DOM
9. 2026-06-04
   days on market $210,000 Active 16 DOM
10. 2026-06-03
    days on market $210,000 Active 15 DOM
11. 2026-06-02
    days on market $210,000 Active 14 DOM
12. 2026-06-01
    days on market $210,000 Active 13 DOM
13. 2026-05-31
    days on market $210,000 Active 12 DOM
14. 2026-05-19
    listed $210,000 Active
15. 2023-11-02
    historical
16. 2023-10-25
    historical $2,200
17. 2023-10-24
    listed $2,200
18. 2023-10-10
    status Active
19. 2023-09-09
    status Active
20. 2023-08-25
    price $290,000
21. 2023-08-07
    listed $295,000 Active
22. 2010-02-05
    soldstatus $55,900 458-char remark

    Show marketing remark (458 chars)

    BANK OWNED, COMPLETELY RENOVATED CONDO WITH BAY VIEW. FULLY EQUIPPED WITH STAINLESS STEEL APPLIANCES. ALL AMENITIES. FINANCING OFFERS MUST INCLUDE PRE-APPROVAL LETTER, BANK STATEMENTS VERIFYING FUNDS, CREDIT REPORT, AND COPY OF ESCROW CHECK. CASH OFFERS MU ST INCLUDE BANK STATEMENTS VERIFYING ASSETS, COPY OF DEPOSIT CHECK FOR 10% OF OFFER PRICE. ALL OFFERS MUST BE SUBMITTED ON FAR BAR "AS IS" CONTRACT. ATTACHED FORMS ARE REQUIRED FOR ALL OFFERS

23. 2006-04-13
    soldstatus $259,900
24. 2006-03-03
    soldstatus $259,900

ⓘ 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: $4,282 · $357/mo
• Projected year-2 tax: $4,282 · $357/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°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: $41,724
• − Mortgage interest: −$11,763
• − Property taxes: −$4,282
• − Insurance: −$6,169
• − Repairs & maintenance: −$3,338
• − Management: −$3,338
• − HOA: −$8,220
• − Depreciation: −$6,109
• Taxable loss: −$1,495
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,435/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 — North Bay Village

• Score: 86/100
• State rank: #18
• US rank: #426

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bay Village, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• 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

-19.2% since first listed

11 events — show timeline

• 2026-05-19 Listed $210,000 MARMLS
• 2023-11-02 Listing Removed — MARMLS
• 2023-10-25 Rental Removed $2,200 MARMLS
• 2023-10-24 Listed for Rent $2,200 MARMLS
• 2023-10-10 Relisted — MARMLS
• 2023-09-09 Relisted — MARMLS
• 2023-08-25 Price Changed $290,000 MARMLS
• 2023-08-07 Listed $295,000 MARMLS
• 2010-02-05 Sold (MLS) $55,900 MARMLS
• 2006-04-13 Sold (MLS) $259,900 MARMLS
• 2006-03-03 Sold (Public Records) $259,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $4,282 · +3.3% YoY. Source: county tax records.