10090 NW 80th Ct #1406 · Hialeah Gardens, FL 33016

$240,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 42 Days on market

Built 1978 $265/mo HOA · 12% of rent

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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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• 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

Bright and spacious 4th-floor apartment featuring impact windows and doors, allowing for plenty of natural light throughout. This well-maintained unit offers a functional kitchen equipped with newer appliances. The unit also includes a washer and dryer inside for your convenience. Water, sewer, and trash services are included in the association's monthly fee, adding extra value. Ideally located near top-rated schools, shopping plazas, restaurants, and major roadways, making daily living easy and convenient. This property offers a great combination of comfort, location, and value—truly the perfect place to call home!

Key facts

• $265 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $265; HOA covers amenities, pool(s), sewer, trash and water

Exterior

• Parking: One parking space
• Security: Gated complex features and on-site security guard
• Utilities: Electric service; Public water; Public sewer
• Home design: Attached property; 8-story building; Entry located on level 4; Resale unit
• Construction: Block construction
• Exterior features: Balcony (open); Complex is fenced; Security guard

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Ceramic tile flooring; Other interior features
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (5.1% below list).
• Recommended offer: $228k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#23 in FL, #519 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities 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.
• Zoned schools: West Hialeah Gardens Elementary School (math 58% / reading 58%, grade C+, #751 of 2,144 statewide, top 36%, 1,131 students, 62% FRL); Hialeah Gardens Middle School (math 48% / reading 64%, grade B-, #175 of 571 statewide, top 31%, 1,608 students, 61% FRL); Hialeah Gardens Senior High School (math 24% / reading 56%, grade F, #296 of 667 statewide, top 45%, 2,756 students, 59% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents flat; 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,277/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 2779% 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 $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 42 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $240k implies a 586% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,656 (5.1% 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 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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. 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?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-46,450
• Equity at exit: $35,785

10-year hold

• IRR: -22.5%
• Equity multiple: 0.02×
• Total profit: $-66,139
• Equity at exit: $20,751

Cash invested: $67,200 (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 33016

• Home prices YoY: -34.4%
• Rents YoY: 0.2%
• Active inventory: 148
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$265
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-22

Break-even live

Break-even rent $2,304

Max offer price $236,146

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $46	+0% $-22	+5% $-90	+10% $-158
Rent	-10% $-202	-5% $-112	+0% $-22	+5% $68	+10% $158
Rate	-1.0pp $99	-0.5pp $39	base $-22	+0.5pp $-84	+1.0pp $-147

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10090 NW 80th Ct #1361 Hialeah Gardens, FL	2.0	2.0	960	$1,950	$2.03	24d	1	0.02mi
10090 NW 80th Ct #1123 Hialeah Gardens, FL	2.0	2.0	960	$2,150	$2.24	4d	1	0.02mi
10090 NW 80th Ct #1158 Hialeah Gardens, FL	2.0	2.0	960	$2,400	$2.50	6d	1	0.02mi
10090 NW 80th Ct #1202 Hialeah Gardens, FL	2.0	2.0	960	$2,095	$2.18	20d	1	0.02mi
10090 NW 80th Ct #1203 Hialeah Gardens, FL	2.0	2.0	960	$1,950	$2.03	6d	1	0.02mi
10090 NW 80th Ct #1447 Hialeah Gardens, FL	2.0	2.0	960	$2,250	$2.34	20d	1	0.02mi
10090 NW 80th Ct #1350 Hialeah Gardens, FL	2.0	2.0	960	$2,150	$2.24	16d	1	0.02mi
10090 NW 80th Ct #1325 Hialeah Gardens, FL	2.0	2.0	960	$2,400	$2.50	14d	1	0.02mi
160 Royal Palm Rd #215 Hialeah, FL	1.0	1.0	644	$1,800	$2.80	12d	1	0.10mi
10000 NW 80th Ct Hialeah Gardens, FL	1.0–2.0	1.0–2.0	860	$2,300	$2.67	4d	4	0.11mi
10000 NW 80th Ct Hialeah Gardens, FL	2.0	2.0	960	$2,050	$2.14	6d	2	0.11mi
10000 NW 80th Ct Hialeah Gardens, FL	1.0–2.0	1.0–2.0	860	$2,200	$2.56	9d	3	0.11mi
140 Royal Palm Rd Hialeah Gardens, FL	2.0	1.0–1.5	646	$2,350	$3.63	4d	2	0.12mi
140 Royal Palm Rd Hialeah Gardens, FL	2.0	1.0–1.5	646	$2,350	$3.63	22d	2	0.12mi
9837 W Okeechobee Rd #805 Hialeah, FL	2.0	3.0	1100	$2,700	$2.45	16d	1	0.22mi
9917 W Okeechobee Rd Unit 3-510 Hialeah, FL	2.0	2.0	1000	$2,100	$2.10	9d	1	0.22mi
10101 W Okeechobee Rd #9202 Hialeah, FL	2.0	2.0	870	$2,350	$2.70	17d	1	0.28mi
10017 W Okeechobee Rd #202 Hialeah, FL	2.0	2.0	996	$2,200	$2.21	22d	1	0.28mi
2407 W 52nd Pl Unit 4-2 Hialeah, FL	2.0	1.5	900	$2,300	$2.56	26d	1	0.30mi
10019 W Okeechobee Rd #102 Hialeah, FL	2.0	2.0	996	$2,500	$2.51	7d	1	0.30mi
10101 W Okeechobee Rd Hialeah, FL	2.0	2.0	870	$2,250	$2.59	18d	2	0.31mi
5388 W 24th Ave #110 Hialeah, FL	2.0	1.5	962	$2,450	$2.55	0d	1	0.36mi
5375 W 23rd Ct Unit 14-10 Hialeah, FL	3.0	1.5	936	$2,550	$2.72	26d	1	0.38mi
5375 W 23rd Ct Unit 14-10 Hialeah, FL	3.0	1.5	936	$2,550	$2.72	9d	1	0.38mi
5461 W 24th Ave #67 Hialeah, FL	3.0	1.5	847	$2,400	$2.83	7d	1	0.42mi
5461 W 24th Ave #67 Hialeah, FL	3.0	1.5	847	$2,400	$2.83	12d	1	0.42mi
5461 W 24th Ave #18 Hialeah, FL	3.0	1.5	900	$2,700	$3.00	26d	1	0.42mi
5300 W 21st Ct #311 Hialeah, FL	2.0	2.0	812	$2,299	$2.83	26d	1	0.44mi
2669 W 52nd St Hialeah, FL	3.0	2.5	1058	$3,100	$2.93	26d	1	0.45mi
2669 W 52nd St #12 Hialeah, FL	3.0	2.5	1060	$3,100	$2.92	4d	1	0.45mi
2669 W 52nd St Hialeah, FL	3.0	2.5	1058	$3,100	$2.93	24d	1	0.45mi
5350 W 21st Ct #203 Hialeah, FL	2.0	2.0	812	$2,200	$2.71	12d	1	0.46mi
5350 W 21st Ct #203 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	7d	1	0.46mi
2260 W 55th St #2 Hialeah, FL	1.0	1.0	557	$1,750	$3.14	7d	1	0.48mi
5449 W 26th Ave #5449 Hialeah, FL	2.0	1.5	754	$2,300	$3.05	26d	1	0.48mi
5400 W 21st Ct #402 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	26d	1	0.48mi
5400 W 21st Ct #306 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	9d	1	0.48mi
5420 W 21st Ct #110 Hialeah, FL	2.0	2.0	812	$2,300	$2.83	26d	1	0.49mi
2735 W 52nd St #502 Hialeah, FL	1.0	1.0	690	$1,800	$2.61	26d	1	0.50mi
2735 W 52nd St Hialeah, FL	1.0	1.0	690	$1,725	$2.50	4d	2	0.50mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-13
   statusdays on market $240,000 Pending 42 DOM
2. 2026-06-09
   days on market $240,000 Active 41 DOM
3. 2026-06-08
   days on market $240,000 Active 40 DOM
4. 2026-06-07
   days on market $240,000 Active 39 DOM
5. 2026-06-04
   days on market $240,000 Active 36 DOM
6. 2026-06-03
   days on market $240,000 Active 35 DOM
7. 2026-06-02
   days on market $240,000 Active 34 DOM
8. 2026-06-01
   days on market $240,000 Active 33 DOM
9. 2026-05-31
   days on market $240,000 Active 32 DOM
10. 2026-04-29
    listed $240,000 Active
11. 1995-11-29
    soldstatus $35,000
12. 1989-10-17
    soldstatus $16,300
13. 1984-01-01
    soldstatus $37,500

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$429/yr (+$36/mo · 27.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,319
• − Mortgage interest: −$13,444
• − Property taxes: −$1,563
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$3,180
• − Depreciation: −$6,982
• Taxable loss: −$4,218
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $751/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 — Hialeah Gardens

• Score: 85/100
• State rank: #23
• US rank: #519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah Gardens, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 45,551
• Household income: $58,479
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2779.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 55% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 66% Dominican 3%
• Foreign-born: 71% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 92%

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: ▼ -161.68%
• Current HPI: 308.7622
• Rent YoY: ▲ 0.17%
• 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

+540.0% since first listed

4 events — show timeline

• 2026-04-29 Listed $240,000 MARMLS
• 1995-11-29 Sold (Public Records) $35,000 Public Records
• 1989-10-17 Sold (Public Records) $16,300 Public Records
• 1984-01-01 Sold (Public Records) $37,500 Public Records

Property tax history

+21.0%/yr

Latest (2025): $1,563 · +3.8% YoY. Source: county tax records.