1750 N Bayshore Dr #4809 · Miami, FL 33132

$329,900

1 bd · 1.0 ba · 825 sqft · Condo public records · 477 Days on market

Built 2008 $926/mo HOA · 19% of rent ↓ 7% since listing

---

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 +21.7/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

Key facts

• On site management
• Secured building
• Attended lobby

Tags

• WATER AND SKYLINE VIEWS
• SECURED BUILDING
• ATTENDED LOBBY
• ON SITE MANAGEMENT
• BISCAYNE BAY
• MARGARET PACE PARK

Property features AI

Finance

• Other: Has view
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee (includes amenities, cable TV, insurance, internet, pool(s), reserve fund, sewer, security, trash, water); Association amenities: clubhouse, elevator(s), fitness center, pool

Exterior

• Parking: Assigned covered parking; Attached garage with one garage space and garage door opener; Secured garage/parking
• Security: Key card entry; Elevator secured; Secured garage/parking
• Utilities: Cable available
• Home design: Condo/attached property; Faces north; Entry level listed as 48; High-rise building (total stories: 56)
• Construction: Block and stucco construction; Effective year built
• Exterior features: Balcony; Open balcony/patio; Security/high-impact doors; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Entry level noted as 48
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and impact glass windows; Breakfast bar; Combined living/dining room; Tub with shower; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $82 ($987/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 flat; 869 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,841/mo this rent would consume 53% of the median local household income ($109k/yr) (locally 2260% 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 (-2.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 477 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 477 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.47% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.52% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-51,425
• Equity at exit: $56,195

10-year hold

• IRR: -13.7%
• Equity multiple: 0.24×
• Total profit: $-70,585
• Equity at exit: $40,705

Cash invested: $92,372 (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 33132

• Home prices YoY: -0.8%
• Rents YoY: 0.7%
• Active inventory: 869
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,841 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$522 /mo · $6,262/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$926
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $82

Break-even live

Break-even rent $4,737

Max offer price $329,900

Occupancy floor 93%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Biscayne Blvd Miami, FL	3.0	1.0–3.5	1260	$8,110	$6.44	2d	13	0.81mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$3,506	$1.32	2d	19	1.12mi

HOA detail condo

• Monthly dues: $926 · $11,112/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $329,900 Active 477 DOM
2. 2026-06-17
   days on market $329,900 Active 476 DOM
3. 2026-06-16
   days on market $329,900 Active 475 DOM
4. 2026-06-15
   days on market $329,900 Active 474 DOM
5. 2026-06-13
   days on market $329,900 Active 472 DOM
6. 2026-06-09
   days on market $329,900 Active 468 DOM
7. 2026-06-08
   days on market $329,900 Active 467 DOM
8. 2026-06-08
   days on market $329,900 Active 466 DOM
9. 2026-06-04
   days on market $329,900 Active 463 DOM
10. 2026-06-03
    days on market $329,900 Active 462 DOM
11. 2026-06-02
    days on market $329,900 Active 461 DOM
12. 2026-06-01
    days on market $329,900 Active 460 DOM
13. 2026-05-31
    days on market $329,900 Active 459 DOM
14. 2025-05-21
    price $329,900
15. 2025-03-31
    price $349,900
16. 2025-02-20
    listed $359,900 Active
17. 2016-03-16
    soldstatus $290,000
18. 2016-03-14
    soldstatus $290,000 Sold 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

19. 2016-02-18
    status Pending 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

20. 2015-06-01
    status Active 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

21. 2015-05-07
    historical 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

22. 2015-04-28
    price $304,900 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

23. 2015-01-21
    price $309,990 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

24. 2014-10-16
    price $329,990 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

25. 2014-08-04
    listed $354,990 Active 460-char remark

    Show marketing remark (460 chars)

    Beautiful and spacious Opera Tower 1 br/1ba apt in Edge Water area. Enjoy great views of Biscayne Bay Unit has great closet space and a large terrace, ample kitchen with stainless steel appliances, new carpet, full service building; Mini Market, beauty s alon, dry cleaners, business center, media room, and much more Unparalleled location poised for appreciation in Performing Arts District: walk to Arsht Ctr, Art Museum Unit Easy to show call listing agent

ⓘ 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: $6,262 · $522/mo
• Projected year-2 tax: $6,262 · $522/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 9/10 Extreme FEMA zone AE · 99% 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: $58,088
• − Mortgage interest: −$18,480
• − Property taxes: −$6,262
• − Insurance: −$6,768
• − Repairs & maintenance: −$4,647
• − Management: −$4,647
• − HOA: −$11,112
• − Depreciation: −$9,597
• Taxable loss: −$3,424
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,809/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): 20,253
• Household income: $109,109
• Rent vs Own: 74.3% rent · 25.7% own
• Severe rent burden: 2260.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 39% White 29% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 9% Dominican 2% Salvadoran 1%
• Common ancestry: Estonian 2% Scotch-Irish 2% Romanian 1%
• Foreign-born: 50% · Canada, Jamaica, Dominican Republic
• Languages at home: 35% English-only · Spanish 49% Other Indo-European 6% Other Asian/Pacific 2%

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: ▼ -2.52%
• Current HPI: 294.3744
• Rent YoY: ▲ 0.74%
• 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

-7.1% since first listed

12 events — show timeline

• 2025-05-21 Price Changed $329,900 MARMLS
• 2025-03-31 Price Changed $349,900 MARMLS
• 2025-02-20 Listed $359,900 MARMLS
• 2016-03-16 Sold (Public Records) $290,000 Public Records
• 2016-03-14 Sold (MLS) $290,000 MARMLS
• 2016-02-18 Pending — MARMLS
• 2015-06-01 Relisted — MARMLS
• 2015-05-07 Listing Removed — MARMLS
• 2015-04-28 Price Changed $304,900 MARMLS
• 2015-01-21 Price Changed $309,990 MARMLS
• 2014-10-16 Price Changed $329,990 MARMLS
• 2014-08-04 Listed $354,990 MARMLS

Property tax history

+3.6%/yr

Latest (2025): $6,262 · +3.3% YoY. Source: county tax records.