11111 Biscayne Blvd #1915 · Miami, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +13.0/15.0
- 1% rule +9.1/10.0
- Cash flow +6.3/30.0
- Schools +4.0/10.0
- Condition / age +4.0/5.0
- Livability +3.9/5.0
- Rent growth +2.5/5.0
- DSCR +0.6/10.0
- Appreciation +0.0/10.0
$299,000
11111 Biscayne Blvd #1915 · Miami, FL 33181
2 bd · 2.0 ba · 1,408 sqft · Condo
· 75 Days on market
Built 1968
$212/sqft
· 12% below area
Est $340k · 12% under
$1795/mo HOA · 43% of rent
↓ 13% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Wide bay views stretching across sparkling Biscayne Bay, with Miami Beach. Downtown skylines and Port of Miami right in sight. This bright, tastefully renovated 2-bed, 2-bath split plan with sleek porcelain tile, impact sliding glass doors and open kitchen adds to the modern feel. Newly installed air conditioning unit. Located in a 23-acre gated community. Maintenance fee includes full reserves, 24-hour security, valet, hot water, cable, and internet. Enjoy resort-style living with a bayfront sun-drenched pool deck. Top dining, shopping, and beaches are just 10 minutes away. A rare chance to own a slice of Miami’s best coastal lifestyle!
Key facts
- Downtown skylines
- Renovated
- Biscayne bay
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $299k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-531 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $222k (25.7% below list).
- Meets the 1% rule at list price ($4k rent vs $299k).
- Recommended offer: $222k (25.7% below list) — sets the bar for cash-flow.
- Cap rate 4.2% 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: David Lawrence Jr. K-8 Center (math 43% / reading 50%, grade D-, #1,223 of 2,144 statewide, top 57%, 1,282 students, 55% FRL); North Miami Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 807 students, 71% FRL); Alonzo & Tracy Mourning Senior High School (math 38% / reading 50%, grade F, #244 of 667 statewide, top 37%, 1,597 students, 48% FRL).
- Market conditions: Rents soft (-0.1%/yr); 464 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- At $4,216/mo this rent would consume 80% of the median local household income ($63k/yr) (locally 24% 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 $2k of loan paydown is wiped out by about $9k 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 75 days — a 6% lower offer ($281k) 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: HOA is 43% of rent.
Recommended offer
$222,204
(25.7% below list)
Questions for the listing agent
- 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?
- It's been on market 75 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
- Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 1.41% ✓
- Cap rate
- 4.16%
- Cash-on-cash
- -7.61%
- DSCR
- 0.66
- GRM
- 5.9
CMA / ARV
- ARV (median comp)
- $340,271
- List price
- $299,000
- Delta
- -12.13%
- 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 |
|---|---|---|---|---|---|---|---|
| 1000 Quayside Ter #1604 | 0.44mi | 2/2.0 | 1,312 (-7%) | 0mo | $320,000 | $244 | 68 |
| 4000 Towerside Ter #1210 | 0.42mi | 2/2.0 | 1,268 (-10%) | 0mo | $287,000 | $226 | 64 |
| 2000 Towerside Ter #905 | 0.52mi | 2/2.0 | 1,520 (+8%) | 1mo | $260,000 | $171 | 62 |
| 2205 1/2 NE 123rd St #2205 | 1.00mi | 2/2.5 | 1,444 (+3%) | 0mo | $739,500 | $512 | 59 |
| 13105 NE 13th Ave | 1.28mi | 3/2.0 (+1) | 1,392 (-1%) | 0mo | $590,000 | $424 | 58 |
| 790 NE 96th St | 1.49mi | 3/3.5 (+1) | 1,419 (+1%) | 1mo | $1,250,000 | $881 | 52 |
| 1390 NE 129th St | 1.10mi | 2/2.0 | 1,290 (-8%) | 1mo | $460,000 | $357 | 50 |
| 1200 NE 131st St | 1.29mi | 2/2.0 | 1,539 (+9%) | 0mo | $489,990 | $318 | 49 |
| 870 NE 97th St | 1.37mi | 3/2.5 (+1) | 1,479 (+5%) | 1mo | $1,015,000 | $686 | 49 |
| 1470 NE 123rd St Unit A701 | 0.72mi | 2/2.0 | 1,260 (-10%) | 1mo | $245,000 | $194 | 48 |
| 1310 NE 130th St | 1.19mi | 2/2.0 | 1,122 (-20%) | 0mo | $357,000 | $318 | 40 |
| 1285 NE 103rd St | 0.73mi | 3/3.0 (+1) | 1,609 (+14%) | 0mo | $1,528,000 | $950 | 32 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -36.6%
- Equity multiple
- -0.12×
- Total profit
- $-93,441
- Equity at exit
- $44,582
10-year hold
- IRR
- —
- Equity multiple
- -1.01×
- Total profit
- $-167,901
- Equity at exit
- $25,852
Cash invested: $83,720 (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.
Active competition Active MLS
- For sale now
- 1 active · 3 under contract
- Median asking
- $450,000 ($296/sqft)
- Median days on market
- 95 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -18.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33181
- Rents YoY
- -0.1%
- Active inventory
- 464
- Price-to-rent
- 5.9×
Monthly cashflow live
↻
- Estimated rent
- $4,216 medium interval (Pro) →
- Mortgage (P&I)
- −$1,568
- Tax est. 1.5%
- −$374 /mo · $4,485/yr
- Insurance
- −$125
- HOA
- −$1,795
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$885
- Net cashflow
- $-531
Break-even live
Break-even rent
$4,888
Max offer price
$222,204
Occupancy floor
—
Sensitivity live
| Price | -10% $-324 | -5% $-427 | +0% $-531 | +5% $-634 | +10% $-737 |
|---|---|---|---|---|---|
| Rent | -10% $-864 | -5% $-697 | +0% $-531 | +5% $-364 | +10% $-198 |
| Rate | -1.0pp $-380 | -0.5pp $-455 | base $-531 | +0.5pp $-608 | +1.0pp $-687 |
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
- $74,750
- Closing costs
- $8,970
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Financial info
- Pets allowed with restrictions/conditions
- HOA & community
- Monthly association feeAssociation amenities include laundry, playground, pool, trash service, and elevatorsAssociation fees cover management, amenities, cable TV, hot water, insurance, internet, structure maintenance, parking, pest control, recreation facilities, reserve fund, sewer, security, trash, and water
Exterior
- Parking
- Guest parkingOne assigned spaceValet available
- Security
- Closed-circuit camerasSecured lobbySecurity guard
- Utilities
- Cable available
- Home design
- Condominium in a high-rise building (21 stories)Updated/remodeled conditionProperty attachedUnit entry on level 19
- Construction
- Block constructionResale unit
- Exterior features
- Heated poolBayfront waterfront with ocean access and no fixed bridgesExterior lighting
Interior
- Kitchen
- DishwasherElectric rangeDisposalMicrowaveRefrigerator
- Bedrooms
- Bedroom located on the main/entry level
- Bathrooms
- 2 full bathroomsDual sinksSeparate shower
- Interior features
- Impact glass windowsBreakfast barDining areaLiving/dining roomDual sinksSeparate showerWalk-in closet(s)Split bedroomsFirst floor entryMain living area on entry levelBedroom on main level
- Laundry & utility
- Common area laundry
HOA detail $1,795/mo · $21,540/yr condo
- Likely covers
- waterinternetcablepoolsecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $299,000 Active 75 DOM
-
2026-09-22days on market $299,000 Active 74 DOM
-
2026-09-21days on market $299,000 Active 73 DOM
-
2026-09-20days on market $299,000 Active 72 DOM
-
2026-09-18days on market $299,000 Active 70 DOM
-
2026-09-17days on market $299,000 Active 69 DOM
-
2026-09-16days on market $299,000 Active 68 DOM
-
2026-09-15days on market $299,000 Active 67 DOM
-
2026-09-13days on market $299,000 Active 65 DOM
-
2026-09-12days on market $299,000 Active 64 DOM
-
2026-09-11days on market $299,000 Active 63 DOM
-
2026-09-05days on market $299,000 Active 57 DOM
-
2026-09-04days on market $299,000 Active 56 DOM
-
2026-09-03days on market $299,000 Active 55 DOM
-
2026-08-31days on market $299,000 Active 52 DOM
-
2026-08-29days on market $299,000 Active 50 DOM
-
2026-08-28days on market $299,000 Active 49 DOM
-
2026-08-27days on market $299,000 Active 48 DOM
-
2026-08-26days on market $299,000 Active 47 DOM
-
2026-08-25days on market $299,000 Active 46 DOM
-
2026-08-24days on market $299,000 Active 45 DOM
-
2026-08-23days on market $299,000 Active 44 DOM
-
2026-08-22days on market $299,000 Active 43 DOM
-
2026-08-21days on market $299,000 Active 42 DOM
-
2026-08-20days on market $299,000 Active 41 DOM
-
2026-08-19days on market $299,000 Active 40 DOM
-
2026-08-18days on market $299,000 Active 39 DOM
-
2026-08-17days on market $299,000 Active 38 DOM
-
2026-08-16days on market $299,000 Active 37 DOM
-
2026-08-15days on market $299,000 Active 36 DOM
-
2026-08-14days on market $299,000 Active 35 DOM
-
2026-08-13days on market $299,000 Active 34 DOM
-
2026-08-12days on market $299,000 Active 33 DOM
-
2026-08-11days on market $299,000 Active 32 DOM
-
2026-08-10days on market $299,000 Active 31 DOM
-
2026-08-09days on market $299,000 Active 30 DOM
-
2026-08-08days on market $299,000 Active 29 DOM
-
2026-08-06days on market $299,000 Active 27 DOM
-
2026-08-05days on market $299,000 Active 26 DOM
-
2026-08-04days on market $299,000 Active 25 DOM
-
2026-08-03days on market $299,000 Active 24 DOM
-
2026-07-31days on market $299,000 Active 21 DOM
-
2026-07-28days on market $299,000 Active 18 DOM
-
2026-07-26days on market $299,000 Active 16 DOM
-
2026-07-24days on market $299,000 Active 14 DOM
-
2026-07-23days on market $299,000 Active 13 DOM
-
2026-07-22days on market $299,000 Active 12 DOM
-
2026-07-21days on market $299,000 Active 11 DOM
-
2026-07-20days on market $299,000 Active 10 DOM
-
2026-07-18days on market $299,000 Active 8 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $50,591
- − Mortgage interest
- −$16,749
- − Property taxes
- −$4,485
- − Insurance
- −$1,495
- − Repairs & maintenance
- −$4,047
- − Management
- −$4,047
- − HOA
- −$21,540
- − Depreciation
- −$8,698
- Taxable loss
- −$10,470
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,513
- After-tax cash flow
- $-3,856/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 · 13 photos
80/100
Cosmetic rehab
Est. rehab $7,040–$21,120 screening
This modern, well-maintained 2-bedroom, 2-bath condo in a gated community offers stunning views and is ready for new owners.
Value-add opportunities
- Both Painting the exterior and landscaping — Enhances curb appeal and resale value ↑
- Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
- Both Adding smart home features — Improves convenience and adds value for both buyers and renters ↑
ⓘ 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 40/100
Zoned Schools
Elementary
David Lawrence Jr. K-8 Center
D-
FL #1,223/2,144
Nat'l #15,452/41,679
Middle
North Miami Middle School
F
FL #486/571
Nat'l #9,545/14,009
High
Alonzo & Tracy Mourning Senior High School
F
FL #244/667
Nat'l #7,320/17,239
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
- County
- Miami-Dade County · 3,126,439 people
- City population
- 827,308
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 20,848
- Household income
- $63,275
- Rent vs Own
- Severe rent burden
- 24% of renters
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 |
|
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| Technology Distribution | 1 | $58B |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
-13.3% since first listed5 events — show timeline
- 2026-07-09 Listed $299,000 MARMLS
- 2026-06-30 Listing Removed — MARMLS
- 2026-01-10 Price Changed $299,000 MARMLS
- 2025-08-07 Price Changed $335,000 MARMLS
- 2025-07-15 Listed $345,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…