11111 Biscayne Blvd #116 · North Miami, FL 33181

$140,000

1 bd · 1.0 ba · 670 sqft · Condo · 132 Days on market

Built 1968 $1134/mo HOA · 37% 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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated 1-bedroom, 1-bath condo in the highly desirable Jockey Club community. This residence is literally steps from the pool, with a south-facing patio that opens directly to it—offering a true resort-style living experience the owners loved while living there. Enjoy peaceful garden views and unmatched convenience. Jockey Club is a 24-hour gated community with lobby security, , Comcast all-access cable including HBO, children’s play area, and pet-friendly policies where neighbors have fun playtime’s daily. The community is also home to the last deep-water marina in the City of Miami, with improvements already underway by the association. Central to the most visit

Key facts

• South facing patio
• Children's play area
• Lobby security

Tags

• SOUTH FACING PATIO
• PEACEFUL GARDEN VIEWS
• 24 HOUR GATED COMMUNITY
• LOBBY SECURITY
• CHILDREN'S PLAY AREA
• PET FRIENDLY POLICIES

Property features AI

Finance

• Other: Is waterfront
• Financial info: Pets allowed (no pet restrictions)
• HOA & community: Monthly association fee; Association amenities include cabana, clubhouse, and elevators; Association fee covers amenities

Exterior

• Parking: 1 covered garage space; One parking space total
• Security: Complex is fenced
• Utilities: Central heating and cooling
• Home design: Attached property; Entry level: 1; Has view; Waterfront: Bay front
• Construction: Block construction; Resale property; 15 total stories
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• 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 (-0.1%/yr); 335 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,035/mo this rent would consume 58% of the median local household income ($63k/yr) (locally 1914% 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 $968 of loan paydown is wiped out by about $4k 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 132 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 6412% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 2.17% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-11,969
• Equity at exit: $20,874

10-year hold

• IRR: -10.0%
• Equity multiple: 0.55×
• Total profit: $-17,483
• Equity at exit: $12,105

Cash invested: $39,200 (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 33181

• Rents YoY: -0.1%
• Active inventory: 335
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,035 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$1,134
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $296

Break-even live

Break-even rent $2,660

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $393	-5% $345	+0% $296	+5% $248	+10% $200
Rent	-10% $56	-5% $176	+0% $296	+5% $416	+10% $536
Rate	-1.0pp $367	-0.5pp $332	base $296	+0.5pp $260	+1.0pp $223

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,134 · $13,608/yr
• Likely covers: watercablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $140,000 Active 132 DOM
2. 2026-06-17
   days on market $140,000 Active 131 DOM
3. 2026-06-16
   days on market $140,000 Active 130 DOM
4. 2026-06-15
   days on market $140,000 Active 129 DOM
5. 2026-06-13
   days on market $140,000 Active 127 DOM
6. 2026-06-09
   days on market $140,000 Active 123 DOM
7. 2026-06-08
   days on market $140,000 Active 122 DOM
8. 2026-06-07
   days on market $140,000 Active 121 DOM
9. 2026-06-04
   days on market $140,000 Active 118 DOM
10. 2026-06-03
    days on market $140,000 Active 117 DOM
11. 2026-06-02
    days on market $140,000 Active 116 DOM
12. 2026-06-01
    days on market $140,000 Active 115 DOM
13. 2026-05-31
    days on market $140,000 Active 114 DOM
14. 2026-04-28
    historical $2,150
15. 2026-04-11
    listed $2,150
16. 2026-02-27
    price $140,000
17. 2026-02-06
    listed $150,000 Active
18. 2017-03-11
    historical
19. 2017-03-10
    status Pending
20. 2017-02-06
    price $129,900
21. 2016-11-03
    listed $145,000 Active
22. 2014-12-14
    historical
23. 2014-09-26
    price $155,000
24. 2014-07-13
    listed $165,000 Active

ⓘ 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: $36,422
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − HOA: −$13,608
• − Depreciation: −$4,073
• Taxable income: $2,272
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $3,010/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 Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

Amenities A+ Commute A+ Cost of living A- Crime B- Employment D Housing A Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 20,848
• Household income: $63,275
• Rent vs Own: 62.4% rent · 37.6% own
• Severe rent burden: 1914.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 44% Black 29% Two or more races 23% White 22% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 8% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 18% Lithuanian 3% Italian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 28% English-only · Spanish 44% French/Haitian/Cajun 18% Other Indo-European 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: ▼ -334.57%
• Current HPI: 341.3285
• Rent YoY: ▼ -0.11%
• 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

-98.7% since first listed

11 events — show timeline

• 2026-04-28 Rental Removed $2,150 MARMLS
• 2026-04-11 Listed for Rent $2,150 MARMLS
• 2026-02-27 Price Changed $140,000 MARMLS
• 2026-02-06 Listed $150,000 MARMLS
• 2017-03-11 Listing Removed — MARMLS
• 2017-03-10 Pending — MARMLS
• 2017-02-06 Price Changed $129,900 MARMLS
• 2016-11-03 Listed $145,000 MARMLS
• 2014-12-14 Listing Removed — MARMLS
• 2014-09-26 Price Changed $155,000 MARMLS
• 2014-07-13 Listed $165,000 MARMLS