13499 Biscayne Blvd #511 · North Miami, FL 33181

$125,000

1 bd · 1.0 ba · 740 sqft · Condo public records · 60 Days on market

Built 1973 $868/mo HOA · 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright Beautiful and spacious apartment, 1bed/1.5 bath unit, Tile floors, Walking Closet, Open balcony, private storage, Lease allowed from day one, 24/7 hours security, Garage parking for residents and plenty of guess parking, Walking distance to new UM Silvester Hospital, Malls, Beaches, Restaurants, F. I. U, Barry University, Starbucks, Costco, Target, Publix.

Key facts

• Tile floors
• Private storage
• Walking closet

Tags

• TILE FLOORS
• WALKING CLOSET
• OPEN BALCONY
• PRIVATE STORAGE
• 24/7 HOURS SECURITY
• GARAGE PARKING

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $868; Association covers common areas, laundry, maintenance (structure), parking, sewer, security, trash and water; Association amenities include laundry, storage, trash service and elevators

Exterior

• Parking: Assigned covered parking with garage door opener (1 space)
• Security: Closed-circuit cameras; Complex fenced; Secured lobby; Security guard
• Utilities: Water included in association; Sewer included in association; Electric service (for cooling and heating)
• Home design: Attached property; 18-story building; Entry located on level 5
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air (electric); Electric heating
• Interior features: Elevator; First-floor entry; Handicap access
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment 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.
• Market conditions: Rents soft (-0.1%/yr); 335 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,250/mo this rent would consume 62% of the median local household income ($63k/yr) (locally 1914% 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 $864 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 7712% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% of rent.
• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.60% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.90%
• DSCR: 2.24
• GRM: 3.2

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: -3.5%
• Equity multiple: 0.88×
• Total profit: $-4,266
• Equity at exit: $18,638

10-year hold

• IRR: -3.2%
• Equity multiple: 0.85×
• Total profit: $-5,286
• Equity at exit: $10,808

Cash invested: $35,000 (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 33181

• Rents YoY: -0.1%
• Active inventory: 335
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$868
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $387

Break-even live

Break-even rent $2,760

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $458	-5% $422	+0% $387	+5% $352	+10% $316
Rent	-10% $130	-5% $259	+0% $387	+5% $515	+10% $644
Rate	-1.0pp $450	-0.5pp $419	base $387	+0.5pp $355	+1.0pp $322

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $868 · $10,416/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   price $125,000 Active 60 DOM
2. 2026-06-18
   days on market $150,000 Active 60 DOM
3. 2026-06-17
   days on market $150,000 Active 59 DOM
4. 2026-06-16
   days on market $150,000 Active 58 DOM
5. 2026-06-15
   days on market $150,000 Active 57 DOM
6. 2026-06-13
   days on market $150,000 Active 55 DOM
7. 2026-06-09
   days on market $150,000 Active 51 DOM
8. 2026-06-08
   days on market $150,000 Active 50 DOM
9. 2026-06-07
   days on market $150,000 Active 49 DOM
10. 2026-06-04
    days on market $150,000 Active 46 DOM
11. 2026-06-03
    days on market $150,000 Active 45 DOM
12. 2026-06-02
    days on market $150,000 Active 44 DOM
13. 2026-06-01
    days on market $150,000 Active 43 DOM
14. 2026-05-31
    days on market $150,000 Active 42 DOM
15. 2026-05-16
    historical $1,600
16. 2026-04-19
    listed $1,600
17. 2026-04-19
    listed $150,000 Active
18. 2024-04-08
    historical $1,700
19. 2024-02-27
    listed $1,700
20. 2005-10-20
    soldstatus $172,000
21. 2004-05-14
    soldstatus $98,500
22. 1994-07-01
    soldstatus $49,900

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,995
• − Mortgage interest: −$7,002
• − Property taxes: −$2,135
• − Insurance: −$5,744
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − HOA: −$10,416
• − Depreciation: −$3,636
• Taxable income: $3,823
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $3,728/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 20,848
• Household income: $63,275
• Rent vs Own: 62.4% rent · 37.6% own
• Severe rent burden: 1914.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 44% Black 29% Two or more races 23% White 22% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 8% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 18% Lithuanian 3% Italian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 28% English-only · Spanish 44% French/Haitian/Cajun 18% Other Indo-European 4%

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: ▼ -334.57%
• Current HPI: 341.3285
• Rent YoY: ▼ -0.11%
• 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

-96.8% since first listed

8 events — show timeline

• 2026-05-16 Rental Removed $1,600 MARMLS
• 2026-04-19 Listed for Rent $1,600 MARMLS
• 2026-04-19 Listed $150,000 MARMLS
• 2024-04-08 Rental Removed $1,700 MARMLS
• 2024-02-27 Listed for Rent $1,700 MARMLS
• 2005-10-20 Sold (Public Records) $172,000 Public Records
• 2004-05-14 Sold (Public Records) $98,500 Public Records
• 1994-07-01 Sold (Public Records) $49,900 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,135 · -12.5% YoY. Source: county tax records.