8180 Geneva Ct #419 · Doral, FL 33166

$220,000

1 bd · 1.0 ba · 710 sqft · Condo public records · 46 Days on market

Built 1984 $271/mo HOA · 12% of rent ↓ 8% since listing

---

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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very nice 1bedroom, 1 bathroom unit. Located at Las Vistas at Doral Condo. Wood floors, central AC, washer and dryer inside the unit, balcony and walk-in closet. Great location minutes to the airport and major highways. Gated community with amenities, including pools, tennis courts, racquetball courts, a spa, gym, a children’s playground. 24/7 security patrol. 2 parking spaces, pets allowed. Association approval required. No short term rentals allowed.

Key facts

• Central ac
• Gated community
• Wood floors

Tags

• WOOD FLOORS
• CENTRAL AC
• WASHER AND DRYER
• BALCONY
• WALK-IN CLOSET
• GATED COMMUNITY

Property features AI

Finance

• Other: Association pool
• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, insurance, grounds maintenance, structure maintenance, pest control, pool(s), roof, sewer, security, trash and water; Community amenities include clubhouse, fitness center, barbecue, picnic area, playground, pool, spa/hot tub, elevators and trash service

Exterior

• Parking: Two or more parking spaces
• Security: Closed-circuit cameras; Complex fenced; Security guard; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Condominium / attached property; 5-story building; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Handicap access; Walk-in closet(s); Elevator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-32 ($-383/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 2.8% in Doral — 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 80/100 on livability (#122 in FL, #1,868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D, 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: John I. Smith K-8 Center (math 57% / reading 58%, grade C+, #764 of 2,144 statewide, top 36%, 1,001 students, 31% FRL); Ruben Dario Middle School (math 32% / reading 45%, grade F, #384 of 571 statewide, top 68%, 549 students, 62% FRL); Ronald W. Reagan/Doral Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 1,591 students, 30% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 223 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 46 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% 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 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.00% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-42,694
• Equity at exit: $32,803

10-year hold

• IRR: -21.2%
• Equity multiple: 0.04×
• Total profit: $-59,365
• Equity at exit: $19,022

Cash invested: $61,600 (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 33166

• Rents YoY: 0.6%
• Active inventory: 223
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$92
• HOA: −$271
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-32

Break-even live

Break-even rent $2,246

Max offer price $214,362

Occupancy floor 96%

Sensitivity live

Price	-10% $93	-5% $30	+0% $-32	+5% $-94	+10% $-156
Rent	-10% $-206	-5% $-119	+0% $-32	+5% $55	+10% $142
Rate	-1.0pp $79	-0.5pp $24	base $-32	+0.5pp $-89	+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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8160 Geneva Ct Doral, FL	1.0	1.0	710	$1,950	$2.75	9d	4	0.02mi
8100 Geneva Ct Doral, FL	1.0–2.0	1.0–2.0	851	$2,000	$2.35	9d	1	0.05mi
8100 Geneva Ct Doral, FL	1.0–2.0	1.0–2.0	851	$1,875	$2.20	6d	2	0.05mi
8100 Geneva Ct #233 Doral, FL	1.0	1.0	710	$1,950	$2.75	19d	1	0.06mi
8100 Geneva Ct #345 Doral, FL	1.0	1.0	710	$2,000	$2.82	16d	1	0.06mi
8150 NW 53rd St Doral, FL	1.0–3.0	1.0–2.0	999	$2,467	$2.47	0d	19	0.22mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$2,000	$2.29	4d	3	0.24mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$1,950	$2.23	4d	3	0.24mi
4400 NW 79th Ave Doral, FL	1.0–3.0	1.0–2.0	900	$2,270	$2.52	0d	6	0.29mi
5250 NW 84th Ave Doral, FL	1.0–3.0	1.0–2.0	979	$2,458	$2.51	0d	38	0.36mi
4740 NW 84th Ave Miami, FL	—	1.0	600	$1,690	$2.82	18d	1	0.38mi
5350 NW 84th Ave Doral, FL	3.0	1.0–3.0	904	$3,167	$3.50	0d	11	0.41mi
5350 NW 84th Ave Unit 1022290P Doral, FL	1.0	1.0	656	$3,880	$5.91	15d	1	0.41mi
4740 NW 84th Ct Unit 43A Doral, FL	—	1.0	600	$1,690	$2.82	14d	1	0.43mi
8425 NW 41st St Doral, FL	1.0–3.0	1.0–2.0	991	$2,354	$2.38	0d	36	0.44mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,650	$2.63	19d	6	0.47mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,700	$2.68	0d	6	0.47mi
8803 NW 41st St Unit 8803 Doral, FL	1.0	1.0	738	$2,259	$3.06	26d	1	0.48mi
5300 Paseo Blvd Unit 1007 Doral, FL	1.0	1.0	698	$2,700	$3.87	4d	1	0.49mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,600	$2.89	3d	4	0.49mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,700	$3.00	9d	3	0.49mi
4760 NW 85th Ave Miami, FL	3.0	1.0–2.0	999	$3,032	$3.03	0d	17	0.52mi
3940 NW 79th Ave Doral, FL	3.0	1.0–3.0	1040	$2,907	$2.79	0d	1	0.55mi
3555 NW 83rd Ave Doral, FL	2.0	1.0–2.0	848	$2,582	$3.04	0d	32	0.65mi
7902 NW 36th St Unit 705 Miami, FL	—	1.0	525	$2,150	$4.10	9d	1	0.69mi
8401 NW 34th Ter Doral, FL	2.0	1.0–2.0	840	$2,974	$3.54	0d	22	0.77mi
3450 NW 85th Ct Doral, FL	3.0	1.0–2.0	971	$2,581	$2.66	0d	28	0.85mi
3368 NW 84th Ave Miami, FL	1.0	1.0	700	$2,319	$3.31	9d	1	0.88mi
8800 Doral Blvd Doral, FL	3.0	1.0–2.0	977	$2,711	$2.77	0d	42	0.91mi
8430 NW 33rd Ter Unit 33 Doral, FL	1.0	1.0	715	$2,400	$3.36	9d	1	0.92mi
8800 NW 36th St #14 Doral, FL	1.0	1.0	706	$3,140	$4.45	22d	1	0.94mi
8902 Doral Blvd Unit 402 Doral, FL	1.0	1.0	720	$2,250	$3.12	9d	1	0.97mi
3300 NW 87th Ave Unit 309 Doral, FL	—	1.0	520	$2,150	$4.13	9d	1	1.00mi
9400 NW 41st St Doral, FL	1.0	1.0	759	$2,511	$3.31	0d	9	1.39mi
9480 NW 41st St Unit 3542 Doral, FL	1.0	1.0	702	$2,257	$3.22	5d	1	1.44mi

HOA detail condo

• Monthly dues: $271 · $3,252/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   price $220,000
3. 2026-04-03
   listed $240,000 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 32 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: $26,463
• − Mortgage interest: −$12,323
• − Property taxes: −$3,092
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$3,252
• − Depreciation: −$6,400
• Taxable loss: −$3,939
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $562/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 — Doral

• Score: 80/100
• State rank: #122
• US rank: #1868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doral, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 67,789
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,265
• Household income: $81,581
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 2024.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 39% White 13% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 34% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1% Lithuanian 1% Romanian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 21% English-only · Spanish 75% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -588.92%
• Current HPI: 430.6383
• Rent YoY: ▲ 0.60%
• 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

-8.3% since first listed

3 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-04-30 Price Changed $220,000 MARMLS
• 2026-04-03 Listed $240,000 MARMLS

Property tax history

+9.5%/yr

Latest (2025): $3,092 · -0.1% YoY. Source: county tax records.