None · Miami Shores, FL 33161

$226,999

1 bd · 1.0 ba · 710 sqft · Condo public records · 211 Days on market

Built 1969 $397/mo HOA · 12% of rent

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Why this score? — see what drove the B- 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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY NEWLY RENOVATED UNIT AT DESIRABLE HARBOR POINTE. EXECELLENT LOCATION, CLOSE TO I-95, 15 MIN. TO DOWN TOUNW MIAMI, WYNWOOD, THE BEACHES AND AVENTURA MAll. YOU EILL BE THE FIRST TO LIVE IN THIS FULLY RENOV ATED HOME 1 BLOCK AWAY FROM BISCAYNE BLVD. BRAND NEW KITCHEN CABINETS WITH REAL GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, BLACK CERAMINC GLASSTOVE. DIMMABLE LIGTHS IN BOTH BEDROOM AND DEN.

Key facts

• $397 HOA
• Parking
• Built 1969

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $397

Exterior

• Parking: Guest parking available
• Home design: 7-story building; Entry on level 2; Attached property
• Construction: Brick and block construction; Resale property
• Exterior features: Guest parking

Interior

• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Ceramic tile flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $227k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $227k).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#130 in FL, #1,936 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: crime D, amenities 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 (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,410/mo this rent would consume 70% of the median local household income ($58k/yr) (locally 3226% 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 211 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $175k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D 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?
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: 1.50% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.61×
• Total profit: $-24,951
• Equity at exit: $33,846

10-year hold

• IRR: -9.8%
• Equity multiple: 0.52×
• Total profit: $-30,750
• Equity at exit: $19,627

Cash invested: $63,560 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,410 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$397
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $334

Break-even live

Break-even rent $2,987

Max offer price $226,999

Occupancy floor 85%

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-04-29
   status Pending
2. 2025-09-01
   listed $226,999 Active
3. 2025-04-04
   historical
4. 2024-08-22
   status Active
5. 2024-08-14
   historical Active Under Contract
6. 2024-05-18
   status Active
7. 2024-04-24
   historical
8. 2024-04-23
   listed $250,000 Active
9. 2023-05-18
   soldstatus $175,000
10. 2016-03-01
    soldstatus $128,000 Sold 411-char remark

    Show marketing remark (411 chars)

    BEAUTIFULLY NEWLY RENOVATED UNIT AT DESIRABLE HARBOR POINTE. EXECELLENT LOCATION, CLOSE TO I-95, 15 MIN. TO DOWN TOUNW MIAMI, WYNWOOD, THE BEACHES AND AVENTURA MAll. YOU EILL BE THE FIRST TO LIVE IN THIS FULLY RENOV ATED HOME 1 BLOCK AWAY FROM BISCAYNE BLVD. BRAND NEW KITCHEN CABINETS WITH REAL GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, BLACK CERAMINC GLASSTOVE. DIMMABLE LIGTHS IN BOTH BEDROOM AND DEN.

11. 2016-02-23
    soldstatus $128,000
12. 2016-01-28
    status Pending 411-char remark

    Show marketing remark (411 chars)

    BEAUTIFULLY NEWLY RENOVATED UNIT AT DESIRABLE HARBOR POINTE. EXECELLENT LOCATION, CLOSE TO I-95, 15 MIN. TO DOWN TOUNW MIAMI, WYNWOOD, THE BEACHES AND AVENTURA MAll. YOU EILL BE THE FIRST TO LIVE IN THIS FULLY RENOV ATED HOME 1 BLOCK AWAY FROM BISCAYNE BLVD. BRAND NEW KITCHEN CABINETS WITH REAL GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, BLACK CERAMINC GLASSTOVE. DIMMABLE LIGTHS IN BOTH BEDROOM AND DEN.

13. 2016-01-22
    price $128,000 411-char remark

    Show marketing remark (411 chars)

    BEAUTIFULLY NEWLY RENOVATED UNIT AT DESIRABLE HARBOR POINTE. EXECELLENT LOCATION, CLOSE TO I-95, 15 MIN. TO DOWN TOUNW MIAMI, WYNWOOD, THE BEACHES AND AVENTURA MAll. YOU EILL BE THE FIRST TO LIVE IN THIS FULLY RENOV ATED HOME 1 BLOCK AWAY FROM BISCAYNE BLVD. BRAND NEW KITCHEN CABINETS WITH REAL GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, BLACK CERAMINC GLASSTOVE. DIMMABLE LIGTHS IN BOTH BEDROOM AND DEN.

14. 2015-11-17
    listed $130,000 Active 411-char remark

    Show marketing remark (411 chars)

    BEAUTIFULLY NEWLY RENOVATED UNIT AT DESIRABLE HARBOR POINTE. EXECELLENT LOCATION, CLOSE TO I-95, 15 MIN. TO DOWN TOUNW MIAMI, WYNWOOD, THE BEACHES AND AVENTURA MAll. YOU EILL BE THE FIRST TO LIVE IN THIS FULLY RENOV ATED HOME 1 BLOCK AWAY FROM BISCAYNE BLVD. BRAND NEW KITCHEN CABINETS WITH REAL GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, BLACK CERAMINC GLASSTOVE. DIMMABLE LIGTHS IN BOTH BEDROOM AND DEN.

15. 2015-11-07
    historical
16. 2015-10-06
    listed $125,000 Active
17. 2015-06-17
    soldstatus $75,000 Sold
18. 2015-05-26
    status Pending
19. 2015-04-16
    price $84,700
20. 2015-03-23
    listed $92,500 Active

ⓘ 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: $3,012 · $251/mo
• Projected year-2 tax: $3,012 · $251/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 7/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,917
• − Mortgage interest: −$12,715
• − Property taxes: −$3,012
• − Insurance: −$6,253
• − Repairs & maintenance: −$3,273
• − Management: −$3,273
• − HOA: −$4,764
• − Depreciation: −$6,604
• Taxable income: $1,023
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $3,765/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 Shores

• Score: 80/100
• State rank: #130
• US rank: #1936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+145.4% since first listed

20 events — show timeline

• 2026-04-29 Pending — MARMLS
• 2025-09-01 Listed $226,999 MARMLS
• 2025-04-04 Listing Removed — MARMLS
• 2024-08-22 Relisted — MARMLS
• 2024-08-14 Contingent — MARMLS
• 2024-05-18 Relisted — MARMLS
• 2024-04-24 Listing Removed — MARMLS
• 2024-04-23 Listed $250,000 MARMLS
• 2023-05-18 Sold (Public Records) $175,000 Public Records
• 2016-03-01 Sold (MLS) $128,000 MARMLS
• 2016-02-23 Sold (Public Records) $128,000 Public Records
• 2016-01-28 Pending — MARMLS
• 2016-01-22 Price Changed $128,000 MARMLS
• 2015-11-17 Listed $130,000 MARMLS
• 2015-11-07 Listing Removed — MARMLS
• 2015-10-06 Listed $125,000 MARMLS
• 2015-06-17 Sold (MLS) $75,000 MARMLS
• 2015-05-26 Pending — MARMLS
• 2015-04-16 Price Changed $84,700 MARMLS
• 2015-03-23 Listed $92,500 MARMLS

Property tax history

+26.2%/yr

Latest (2025): $3,012 · -0.1% YoY. Source: county tax records.