480 NE 30th St #1402 · Miami, FL 33137

$459,000

1 bd · 1.0 ba · 828 sqft · Condo public records · 129 Days on market

Built 2006 $926/mo HOA · 19% of rent ↓ 4% since listing

---

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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

Best Line in the Building | Stunning Bay & Skyline Views! Offered for the first time by its original owner, Unit 1402 at Platinum Condominium is a spacious 1BD/1.5BA residence featuring two private balconies and floor-to-ceiling windows that showcase breathtaking, unobstructed views of Biscayne Bay and the Miami skyline — the true highlight of this unit. Filled with natural light, the open layout offers both comfort and style, and the residence has never been rented, remaining in pristine, well-maintained condition. Total area: 1,074 SqFt (828 SqFt living area + 246 SqFt terrace/balcony). This is currently one of the best-priced 1-bedroom units in the building, making it an exc

Key facts

• $926 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (size limit; more than 20 lbs permitted)
• HOA & community: Monthly association fee of $926; Association covers management, amenities, common areas, cable TV, hot water, parking, trash and water; Community amenities include pool, sauna and spa/hot tub

Exterior

• Parking: Attached garage (1 space)
• Security: Complex fenced; Doorman; Secured elevator; Smoke detectors
• Utilities: Heated pool
• Home design: Condo/Attached property; Entry located on level 14; Has a view
• Construction: Brick and block construction; 22 total stories; Effective year built
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Icemaker
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Skylights; Walk-in closet(s); Unfurnished; Bedroom on main level; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $459k.

Deal economics

• At list price, monthly cash flow is $-401 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (15.4% below list).
• Meets the 1% rule at list price ($5k rent vs $459k).
• Recommended offer: $388k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 6.4% 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.
• Zoned schools: Eneida M. Hartner Elementary School (math 42% / reading 37%, grade F, #1,513 of 2,144 statewide, top 73%, 377 students, 72% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 67% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-24 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 (+2.7%/yr); 758 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).

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $1k 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.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $388,219 (15.4% 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 129 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
11. 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.
12. 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.
13. 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: 1.07% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.74×
• Total profit: $-33,621
• Equity at exit: $139,554

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $2,468
• Equity at exit: $172,842

Cash invested: $128,520 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 758
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,923 medium
• Mortgage (P&I): −$2,407
• Tax from tax record: −$339 /mo · $4,066/yr
• Insurance: −$191
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$926
• Vacancy / Maint / Mgmt: −$1,034
• Net cashflow: $-401

Break-even live

Break-even rent $5,430

Max offer price $388,219

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-271	+0% $-401	+5% $-531	+10% $-661
Rent	-10% $-790	-5% $-595	+0% $-401	+5% $-206	+10% $-12
Rate	-1.0pp $-170	-0.5pp $-284	base $-401	+0.5pp $-520	+1.0pp $-641

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: $114,750
• Closing costs: $13,770
• 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	4d	13	0.23mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$3,780	$1.42	0d	19	0.29mi

HOA detail condo

• Monthly dues: $926 · $11,112/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $459,000 Active 129 DOM
2. 2026-06-18
   days on market $459,000 Active 126 DOM
3. 2026-06-17
   days on market $459,000 Active 125 DOM
4. 2026-06-16
   days on market $459,000 Active 124 DOM
5. 2026-06-15
   days on market $459,000 Active 123 DOM
6. 2026-06-13
   days on market $459,000 Active 121 DOM
7. 2026-06-09
   days on market $459,000 Active 117 DOM
8. 2026-06-08
   days on market $459,000 Active 116 DOM
9. 2026-06-07
   days on market $459,000 Active 115 DOM
10. 2026-06-04
    days on market $459,000 Active 112 DOM
11. 2026-06-03
    days on market $459,000 Active 111 DOM
12. 2026-06-02
    days on market $459,000 Active 110 DOM
13. 2026-06-01
    days on market $459,000 Active 109 DOM
14. 2026-05-31
    days on market $459,000 Active 108 DOM
15. 2026-02-13
    listed $459,000 Active
16. 2025-12-31
    historical
17. 2025-06-19
    listed $479,999 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: $4,066 · $339/mo
• Projected year-2 tax: $4,066 · $339/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 · 25 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: $59,073
• − Mortgage interest: −$25,711
• − Property taxes: −$4,066
• − Insurance: −$7,414
• − Repairs & maintenance: −$4,726
• − Management: −$4,726
• − HOA: −$11,112
• − Depreciation: −$13,353
• Taxable loss: −$12,034
• Est. tax savings @ 24.0%: +$2,888
• After-tax cash flow: $-1,920/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): 29,414
• Household income: $94,036
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 3106.0

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 54% Two or more races 25% White 24% Black 16% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 10% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 8% Estonian 2% Lithuanian 2%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 5%

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: ▲ 0.27%
• Current HPI: 385.1514
• Rent YoY: ▲ 2.73%
• 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

-4.4% since first listed

3 events — show timeline

• 2026-02-13 Listed $459,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-06-19 Listed $479,999 MARMLS

Property tax history

+2.1%/yr

Latest (2025): $4,066 · +3.1% YoY. Source: county tax records.