None · Miami, FL 33179

$280,000

3 bd · 2.0 ba · 1,100 sqft · Townhouse · 134 Days on market

Built 1986 Good condition $255/sqft · 50% below area $504/mo HOA · 13% of rent

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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 +24.5/30.0
• 1% rule +8.6/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey 3-bedroom, 2-bath condo showcasing modern renovations, excellent natural light, and a bright, open layout designed for comfortable everyday living. This move-in-ready home offers updated finishes throughout, creating a clean, contemporary feel. Enjoy added peace of mind with the special assessment fully paid by the seller. The association maintains reserves, allowing for FHA financing and a smoother purchase process. A standout opportunity to own a beautifully updated condo in a well-maintained, financially stable community—ready for you to move in and enjoy from day one.

Key facts

• $504 HOA
• Community pool
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 1.4% 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: Madie Ives K-8 Preparatory Academy (math 34% / reading 47%, grade F, #1,471 of 2,144 statewide, top 69%, 1,042 students, 64% FRL); Shenandoah Middle School (math 34% / reading 44%, grade F, #381 of 571 statewide, top 67%, 1,296 students, 72% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 810 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,813/mo this rent would consume 70% of the median local household income ($65k/yr) (locally 21% 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 $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 134 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 6.1

CMA / ARV

• ARV (median comp): $560,262
• List price: $280,000
• Delta: -50.02%
• 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
—	0.00mi	3/2.0	1,100 (0%)	1mo	$266,800	$243	99
1250 S Miami Ave #2214	0.12mi	2/2.0 (-1)	1,149 (+4%)	1mo	$440,000	$383	81
60 SW 13th St #3618	0.17mi	2/2.5 (-1)	1,151 (+5%)	1mo	$460,000	$400	77
45 SW 9th St #3906	0.30mi	2/2.0 (-1)	1,048 (-5%)	1mo	$800,000	$763	72
79 SW 12th St Unit 2503-S	0.20mi	2/2.0 (-1)	1,013 (-8%)	1mo	$530,000	$523	72
200 SE 15th Rd Unit 9I	0.34mi	2/2.0 (-1)	1,028 (-6%)	1mo	$680,000	$661	67
170 SE 14th St #2604	0.15mi	2/2.0 (-1)	942 (-14%)	0mo	$500,000	$531	64
1000 Brickell Plz #4809	0.19mi	2/2.5 (-1)	1,236 (+12%)	1mo	$1,365,000	$1,104	63
520 Brickell Key Dr Unit A1007	0.60mi	2/2.0 (-1)	1,137 (+3%)	1mo	$615,000	$541	60
68 SE 6th St #810	0.44mi	2/2.0 (-1)	1,193 (+8%)	1mo	$810,000	$679	59
540 Brickell Key Dr #1519	0.66mi	2/2.0 (-1)	1,030 (-6%)	0mo	$625,000	$607	54
88 SW 7th St #2411	0.39mi	2/2.5 (-1)	1,264 (+15%)	0mo	$1,250,000	$989	50

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-18,877
• Equity at exit: $41,749

10-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-8,217
• Equity at exit: $24,209

Cash invested: $78,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 705 active · 115 under contract
• Months of supply: 92.0 mo (1%/mo absorbed)
• Median asking: $710,000 ($661/sqft)
• Median days on market: 111 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33179

• Rents YoY: 0.2%
• Active inventory: 810
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,813 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$504
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $573

Break-even live

Break-even rent $3,087

Max offer price $280,000

Occupancy floor 80%

Sensitivity live

Price	-10% $767	-5% $670	+0% $573	+5% $476	+10% $380
Rent	-10% $272	-5% $423	+0% $573	+5% $724	+10% $874
Rate	-1.0pp $714	-0.5pp $644	base $573	+0.5pp $501	+1.0pp $427

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: $70,000
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Biscayne Boulevard Way Unit 2609W Miami, FL	2.0	2.5	1437	$20,000	$13.92	37d	1	0.67mi
300 Biscayne Boulevard Way Unit 3109W Miami, FL	2.0	2.5	1437	$20,000	$13.92	61d	1	0.67mi
245 SW 6th Ave Apt C9 Miami, FL	2.0	1.0	1000	$17,450	$17.45	6d	1	0.98mi
159 NE 6th St Unit 1032222P Miami, FL	3.0	1.0–3.0	796	$17,543	$22.04	11d	4	1.25mi
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$20,565	$22.75	0d	4	1.28mi

Property features AI

Finance

• Other: Association fee covers water, sewer and trash
• HOA & community: HOA presentCommunity poolMaintenance provided by associationHOA fee paid monthly

Exterior

• Parking: Guest parking
• Security: Security fence
• Utilities: Water service included in associationSewer service included in associationTrash service included in association
• Home design: CondominiumResale unit, updated/remodeled2 storiesFirst-floor entry
• Construction: Construction materials: Other
• Exterior features: Screened porchPorchFenced yardNot waterfront

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heating present (type: other)Central air conditioning, electric
• Interior features: Blinds on windows

HOA detail $504/mo · $6,048/yr

• ⚠ Special-assessment mentions:

  …home offers updated finishes throughout, creating a clean, contemporary feel. Enjoy added peace of mind with the special assessment fully paid by the seller. The association maintains reserves, allowing for FHA financing and a smoother purchase…

Listing history 50 events

1. 2026-08-18
   days on market $280,000 Active 134 DOM
2. 2026-08-16
   days on market $280,000 Active 132 DOM
3. 2026-08-15
   days on market $280,000 Active 131 DOM
4. 2026-08-14
   days on market $280,000 Active 130 DOM
5. 2026-08-13
   days on market $280,000 Active 129 DOM
6. 2026-08-12
   days on market $280,000 Active 128 DOM
7. 2026-08-11
   days on market $280,000 Active 127 DOM
8. 2026-08-10
   days on market $280,000 Active 126 DOM
9. 2026-08-09
   days on market $280,000 Active 125 DOM
10. 2026-08-08
    days on market $280,000 Active 124 DOM
11. 2026-08-06
    days on market $280,000 Active 122 DOM
12. 2026-08-05
    days on market $280,000 Active 121 DOM
13. 2026-08-04
    days on market $280,000 Active 120 DOM
14. 2026-08-03
    days on market $280,000 Active 119 DOM
15. 2026-07-31
    days on market $280,000 Active 116 DOM
16. 2026-07-28
    statusdays on market $280,000 Active 113 DOM
17. 2026-07-24
    days on market $280,000 Active Under Contract 109 DOM
18. 2026-07-23
    days on market $280,000 Active Under Contract 108 DOM
19. 2026-07-22
    days on market $280,000 Active Under Contract 107 DOM
20. 2026-07-21
    days on market $280,000 Active Under Contract 106 DOM
21. 2026-07-20
    days on market $280,000 Active Under Contract 105 DOM
22. 2026-07-18
    days on market $280,000 Active Under Contract 103 DOM
23. 2026-07-16
    days on market $280,000 Active Under Contract 101 DOM
24. 2026-07-15
    days on market $280,000 Active Under Contract 100 DOM
25. 2026-07-13
    days on market $280,000 Active Under Contract 98 DOM
26. 2026-07-13
    days on market $280,000 Active Under Contract 97 DOM
27. 2026-07-11
    days on market $280,000 Active Under Contract 96 DOM
28. 2026-07-10
    days on market $280,000 Active Under Contract 95 DOM
29. 2026-07-09
    days on market $280,000 Active Under Contract 94 DOM
30. 2026-07-07
    days on market $280,000 Active Under Contract 92 DOM
31. 2026-07-06
    days on market $280,000 Active Under Contract 91 DOM
32. 2026-07-06
    days on market $280,000 Active Under Contract 90 DOM
33. 2026-07-05
    days on market $280,000 Active Under Contract 89 DOM
34. 2026-07-04
    days on market $280,000 Active Under Contract 88 DOM
35. 2026-07-02
    days on market $280,000 Active Under Contract 87 DOM
36. 2026-07-01
    days on market $280,000 Active Under Contract 86 DOM
37. 2026-06-30
    days on market $280,000 Active Under Contract 85 DOM
38. 2026-06-29
    days on market $280,000 Active Under Contract 84 DOM
39. 2026-06-28
    days on market $280,000 Active Under Contract 83 DOM
40. 2026-06-27
    days on market $280,000 Active Under Contract 82 DOM
41. 2026-06-26
    days on market $280,000 Active Under Contract 81 DOM
42. 2026-06-24
    days on market $280,000 Active Under Contract 79 DOM
43. 2026-06-22
    days on market $280,000 Active Under Contract 77 DOM
44. 2026-06-21
    days on market $280,000 Active Under Contract 76 DOM
45. 2026-06-18
    days on market $280,000 Active Under Contract 73 DOM
46. 2026-06-17
    days on market $280,000 Active Under Contract 72 DOM
47. 2026-06-16
    days on market $280,000 Active Under Contract 71 DOM
48. 2026-06-15
    days on market $280,000 Active Under Contract 70 DOM
49. 2026-06-13
    days on market $280,000 Active Under Contract 68 DOM
50. 2026-06-09
    days on market $280,000 Active Under Contract 64 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,755
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,660
• − Management: −$3,660
• − HOA: −$6,048
• − Depreciation: −$8,145
• Taxable income: $2,956
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $6,169/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 · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $5,500–$16,500 screening

This move-in-ready, modern 3-bedroom, 2-bath condo is in excellent condition with updated finishes and a bright, open layout. The property is ready for immediate occupancy and offers a turnkey opportunity with a fully paid special assessment and FHA financing.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ 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 38/100

Zoned Schools

Elementary Madie Ives K-8 Preparatory Academy F FL #1,471/2,144 Nat'l #19,191/41,679 Middle Shenandoah Middle School F FL #381/571 Nat'l #6,362/14,009 High Dr. Michael M. Krop Senior High F FL #400/667 Nat'l #10,191/17,239

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

• Census place: Miami, FL
• County: Miami-Dade County · 3,126,439 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,591
• Household income: $65,211
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 13% Scotch-Irish 2% Romanian 2%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 2%

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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: ▼ -608.34%
• Current HPI: 328.1733
• Rent YoY: ▲ 0.22%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Association fee covers water, sewer and trash
• HOA & community: HOA presentCommunity poolMaintenance provided by associationHOA fee paid monthly

Exterior

• Parking: Guest parking
• Security: Security fence
• Utilities: Water service included in associationSewer service included in associationTrash service included in association
• Home design: CondominiumResale unit, updated/remodeled2 storiesFirst-floor entry
• Construction: Construction materials: Other
• Exterior features: Screened porchPorchFenced yardNot waterfront

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heating present (type: other)Central air conditioning, electric
• Interior features: Blinds on windows

Price history

6 events — show timeline

• 2026-05-18 Contingent — Beaches MLS
• 2026-04-20 Relisted — Beaches MLS
• 2026-04-16 Pending — Beaches MLS
• 2026-04-02 Relisted — Beaches MLS
• 2026-02-24 Listing Removed — Beaches MLS
• 2025-12-22 Listed $280,000 Beaches MLS