Is 11111 Biscayne Blvd #1915 in Miami, FL a good investment?

CashFlowRE grades it D with a 3.4% cap rate and $-718/mo modeled cash flow at a $299,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 11111 Biscayne Blvd #1915?

The modeled cap rate is 3.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,978/month, from CashFlowRE's rent model.

D Composite 40.34

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 +12.8/15.0
1% rule +8.3/10.0
Cash flow +4.9/30.0
Schools +4.0/10.0
Condition / age +4.0/5.0
Livability +3.9/5.0
Rent growth +2.5/5.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$299,000

11111 Biscayne Blvd #1915 · Miami, FL 33181

2 bd · 2.0 ba · 1,408 sqft · Condo · 121 Days on market

Built 1968 Good condition $212/sqft · 12% below area Est $339k · 12% under $1795/mo HOA · 45% 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

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 $-718 ($-9k/yr) — negative.
To cash-flow at today's rent, offer at most $195k (34.8% below list).
Meets the 1% rule at list price ($4k rent vs $299k).
Recommended offer: $195k (34.8% below list) — sets the bar for cash-flow.
Cap rate 3.4% vs local median 1.8% 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); 520 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
At $3,978/mo this rent would consume 75% 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 121 days — a 12% lower offer ($263k) 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 45% of rent.

Recommended offer $195,034 (34.8% 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 121 days. Have you received any prior offers? Is the seller open to a 35% 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: 1.33% ✓
Cap rate: 3.41%
Cash-on-cash: -10.30%
DSCR: 0.54
GRM: 6.3

CMA / ARV

ARV (median comp): $339,119
List price: $299,000
Delta: -11.83%
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 Unit TS-10	0.43mi	2/2.0	1,312 (-7%)	0mo	$275,000	$210	68
11840 NE 19th Dr #9	0.63mi	2/2.0	1,464 (+4%)	1mo	$205,000	$140	63
1566 NE 110th St	0.20mi	3/2.0 (+1)	1,136 (-19%)	2mo	$810,000	$713	59
12955 NE 11th Ave	1.30mi	2/2.0	1,348 (-4%)	1mo	$550,000	$408	57
585 NE 121st St	1.47mi	3/2.0 (+1)	1,452 (+3%)	0mo	$820,000	$565	54
10820 NE 5th Ave	1.47mi	3/2.5 (+1)	1,373 (-2%)	1mo	$610,000	$444	53
2150 Sans Souci Blvd Unit C1502	0.79mi	2/2.0	1,304 (-7%)	1mo	$360,000	$276	52
1065 NE 107th St	0.81mi	3/2.0 (+1)	1,498 (+6%)	1mo	$700,000	$467	48
1172 NE 103rd St	0.80mi	3/2.0 (+1)	1,515 (+8%)	0mo	$1,402,375	$926	47
1580 NE 132nd Rd	1.37mi	3/1.0 (+1)	1,253 (-11%)	1mo	$445,000	$355	37
10650 NE 11th Ct	0.71mi	3/2.0 (+1)	1,629 (+16%)	1mo	$1,099,000	$675	36
1682 NE 124th Ln	0.83mi	3/2.0 (+1)	1,169 (-17%)	1mo	$560,000	$479	34

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: -42.2%
Equity multiple: -0.25×
Total profit: $-104,707
Equity at exit: $44,582

10-year hold

IRR: —
Equity multiple: -1.27×
Total profit: $-190,433
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.

Methodology + full state rankings →

Active competition Active MLS

For sale now: 0 active · 2 under contract

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: 520
Price-to-rent: 6.3×

Monthly cashflow live

Estimated rent: $3,978 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: −$835
Net cashflow: $-718

Break-even live

Break-even rent $4,888

Max offer price $195,034

Occupancy floor —

Sensitivity live

Price	-10% $-512	-5% $-615	+0% $-718	+5% $-822	+10% $-925
Rent	-10% $-1,033	-5% $-876	+0% $-718	+5% $-561	+10% $-404
Rate	-1.0pp $-568	-0.5pp $-642	base $-718	+0.5pp $-796	+1.0pp $-875

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

2026-11-08

days on market $299,000 Active 121 DOM
2026-11-07

days on market $299,000 Active 120 DOM
2026-11-07

days on market $299,000 Active 119 DOM
2026-11-05

days on market $299,000 Active 118 DOM
2026-11-04

days on market $299,000 Active 117 DOM
2026-11-02

days on market $299,000 Active 115 DOM
2026-11-01

days on market $299,000 Active 114 DOM
2026-10-31

days on market $299,000 Active 113 DOM
2026-10-30

days on market $299,000 Active 112 DOM
2026-10-29

days on market $299,000 Active 111 DOM
2026-10-28

days on market $299,000 Active 110 DOM
2026-10-27

days on market $299,000 Active 109 DOM
2026-10-26

days on market $299,000 Active 108 DOM
2026-10-26

days on market $299,000 Active 107 DOM
2026-10-24

days on market $299,000 Active 106 DOM
2026-10-23

days on market $299,000 Active 105 DOM
2026-10-22

days on market $299,000 Active 104 DOM
2026-10-21

days on market $299,000 Active 103 DOM
2026-10-20

days on market $299,000 Active 102 DOM
2026-10-19

days on market $299,000 Active 101 DOM
2026-10-18

days on market $299,000 Active 100 DOM
2026-10-17

days on market $299,000 Active 99 DOM
2026-10-16

days on market $299,000 Active 98 DOM
2026-10-15

days on market $299,000 Active 97 DOM
2026-10-14

days on market $299,000 Active 96 DOM
2026-10-13

days on market $299,000 Active 95 DOM
2026-10-12

days on market $299,000 Active 94 DOM
2026-10-11

days on market $299,000 Active 93 DOM
2026-10-10

days on market $299,000 Active 92 DOM
2026-10-09

days on market $299,000 Active 91 DOM
2026-10-08

days on market $299,000 Active 90 DOM
2026-10-07

days on market $299,000 Active 89 DOM
2026-10-06

days on market $299,000 Active 88 DOM
2026-10-05

days on market $299,000 Active 87 DOM
2026-10-04

days on market $299,000 Active 86 DOM
2026-10-04

days on market $299,000 Active 85 DOM
2026-10-02

days on market $299,000 Active 84 DOM
2026-09-30

days on market $299,000 Active 82 DOM
2026-09-29

days on market $299,000 Active 81 DOM
2026-09-28

days on market $299,000 Active 80 DOM
2026-09-27

days on market $299,000 Active 79 DOM
2026-09-23

days on market $299,000 Active 75 DOM
2026-09-22

days on market $299,000 Active 74 DOM
2026-09-21

days on market $299,000 Active 73 DOM
2026-09-20

days on market $299,000 Active 72 DOM
2026-09-18

days on market $299,000 Active 70 DOM
2026-09-17

days on market $299,000 Active 69 DOM
2026-09-16

days on market $299,000 Active 68 DOM
2026-09-15

days on market $299,000 Active 67 DOM
2026-09-13

days on market $299,000 Active 65 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $47,739
− Mortgage interest: −$16,749
− Property taxes: −$4,485
− Insurance: −$1,495
− Repairs & maintenance: −$3,819
− Management: −$3,819
− HOA: −$21,540
− Depreciation: −$8,698
Taxable loss: −$12,866

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,088
After-tax cash flow: $-5,534/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

Good 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: 62.4% rent · 37.6% 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%
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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

-13.3% since first listed

5 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

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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