60 SW 13th St #2210 · Miami, FL 33130

$410,000

1 bd · 1.5 ba · 785 sqft · Condo public records · 30 Days on market

Built 2008 $1110/mo HOA · 30% of rent

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.3/30.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0

Listing remarks

ONE OF A KIND MODEL INFINITY LOFT. SPACIOUS 1-1.5 LOFT FACING EAST WITH MARBLE FLOORS. High floor with spectacular bay and city views. Modern Kitchen with Dishwasher. 1 Bath and half - Upstair master bedroom with full bathroom and walking closet - Washer & Dryer in the unit. Nice balcony. 24 Hour Concierge, Spa, Pool and Gym. Located in the hottest area of Brickell.

Key facts

• Nice balcony
• Marble floors
• Walking closet

Tags

• MARBLE FLOORS
• SPECTACULAR BAY VIEWS
• MODERN KITCHEN
• WALKING CLOSET
• NICE BALCONY
• 24 HOUR CONCIERGE

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee includes cable TV; Community amenities: clubhouse, fitness center, pool, elevators

Exterior

• Parking: Assigned covered parking; Attached garage with one space
• Security: Secured lobby
• Utilities: Has cooling; Has heating
• Home design: Property is attached; Entry level indicated; Has a view
• Construction: Year built: Unknown; Building has multiple stories
• Exterior features: Balcony (open)

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on upper level; At least one bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Living/dining room; Tub with shower; Upper-level primary bedroom; Bedroom on main level
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $410k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (46.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (10.8% below list).
• Recommended offer: $218k (46.8% below list) — sets the bar for cash-flow.
• Cap rate 3.1% 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.
• Market conditions: Rents soft (-0.5%/yr); 642 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,656/mo this rent would consume 72% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 ($404k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $288k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: 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 $218,125 (46.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.89% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.35%
• DSCR: 0.49
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: -0.08×
• Total profit: $-124,404
• Equity at exit: $83,652

10-year hold

• IRR: -32.2%
• Equity multiple: -0.89×
• Total profit: $-216,654
• Equity at exit: $75,364

Cash invested: $114,800 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 642
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,656 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$543 /mo · $6,520/yr
• Insurance: −$171
• HOA: −$1,110
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $-1,086

Break-even live

Break-even rent $5,031

Max offer price $218,125

Occupancy floor —

Sensitivity live

Price	-10% $-854	-5% $-970	+0% $-1,086	+5% $-1,202	+10% $-1,318
Rent	-10% $-1,375	-5% $-1,231	+0% $-1,086	+5% $-942	+10% $-797
Rate	-1.0pp $-880	-0.5pp $-982	base $-1,086	+0.5pp $-1,192	+1.0pp $-1,300

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$8,354	$9.24	0d	4	1.36mi

HOA detail condo

• Monthly dues: $1,110 · $13,320/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $410,000 Active 30 DOM
2. 2026-06-18
   days on market $410,000 Active 27 DOM
3. 2026-06-17
   days on market $410,000 Active 26 DOM
4. 2026-06-16
   days on market $410,000 Active 25 DOM
5. 2026-06-15
   days on market $410,000 Active 24 DOM
6. 2026-06-13
   days on market $410,000 Active 22 DOM
7. 2026-06-09
   days on market $410,000 Active 18 DOM
8. 2026-06-08
   days on market $410,000 Active 17 DOM
9. 2026-06-07
   days on market $410,000 Active 16 DOM
10. 2026-06-04
    days on market $410,000 Active 13 DOM
11. 2026-06-03
    days on market $410,000 Active 12 DOM
12. 2026-06-02
    days on market $410,000 Active 11 DOM
13. 2026-06-01
    days on market $410,000 Active 10 DOM
14. 2026-05-31
    days on market $410,000 Active 9 DOM
15. 2026-05-20
    listed $410,000 Active
16. 2021-06-01
    historical
17. 2020-06-22
    status Active
18. 2020-01-30
    historical
19. 2019-10-25
    listed $294,500 Active
20. 2018-07-31
    historical
21. 2018-02-07
    price $315,000
22. 2016-12-27
    price $300,000
23. 2016-11-16
    price $310,000
24. 2016-03-20
    price $322,000
25. 2015-08-28
    price $362,000
26. 2015-08-28
    listed $365,000 Active
27. 2015-04-23
    historical
28. 2014-07-24
    listed $359,000 Active
29. 2014-07-02
    historical
30. 2013-07-02
    listed $345,000
31. 2013-05-22
    historical
32. 2013-02-10
    listed $349,000
33. 2011-11-30
    soldstatus $288,000

ⓘ 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: $6,520 · $543/mo
• Projected year-2 tax: $6,520 · $543/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $43,870
• − Mortgage interest: −$22,966
• − Property taxes: −$6,520
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,510
• − Management: −$3,510
• − HOA: −$13,320
• − Depreciation: −$11,927
• Taxable loss: −$19,933
• Est. tax savings @ 24.0%: +$4,784
• After-tax cash flow: $-8,250/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+42.4% since first listed

19 events — show timeline

• 2026-05-20 Listed $410,000 MARMLS
• 2021-06-01 Listing Removed — MARMLS
• 2020-06-22 Relisted — MARMLS
• 2020-01-30 Listing Removed — MARMLS
• 2019-10-25 Listed $294,500 MARMLS
• 2018-07-31 Listing Removed — MARMLS
• 2018-02-07 Price Changed $315,000 MARMLS
• 2016-12-27 Price Changed $300,000 MARMLS
• 2016-11-16 Price Changed $310,000 MARMLS
• 2016-03-20 Price Changed $322,000 MARMLS
• 2015-08-28 Price Changed $362,000 MARMLS
• 2015-08-28 Listed $365,000 MARMLS
• 2015-04-23 Listing Removed — MARMLS
• 2014-07-24 Listed $359,000 MARMLS
• 2014-07-02 Listing Removed — Beaches MLS
• 2013-07-02 Listed $345,000 Beaches MLS
• 2013-05-22 Listing Removed — Beaches MLS
• 2013-02-10 Listed $349,000 Beaches MLS
• 2011-11-30 Sold (Public Records) $288,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,520 · +3.9% YoY. Source: county tax records.