480 NE 30th St #904 · Miami, FL 33137

$490,000

1 bd · 1.0 ba · 828 sqft · Condo public records · 136 Days on market

Built 2006 $866/mo HOA · 18% of rent

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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 +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

This 1-bedroom, 1.5-bath residence at Platinum Condominium offers beautiful Biscayne Bay views through floor-to-ceiling windows and a private balcony that brings the water right into your living space. The open kitchen features granite countertops, stainless steel appliances, and Italian cabinetry, blending style with functionality. The primary suite includes a walk-in closet and en-suite bath, while an in-unit washer and dryer adds everyday convenience. Residents enjoy a full suite of amenities including a waterfront pool, fitness center, sauna, steam room, business center, and 24/7 security. Ideally located in Edgewater, just minutes from Midtown, Wynwood, and the Design District—of

Key facts

• Biscayne bay views
• Private balcony
• Granite countertops

Tags

• BISCAYNE BAY VIEWS
• PRIVATE BALCONY
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ITALIAN CABINETRY

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, internet, structure maintenance, parking, sewer, trash and water; Community amenities include business center, clubhouse, elevators, fitness center, barbecue, picnic area, pool, sauna, spa/hot tub and trash service

Exterior

• Parking: Assigned covered parking (1 space); 1-car garage
• Security: Secured elevator; Secured lobby
• Utilities: Association-managed sewer and water; Internet available
• Home design: High-rise building (22 stories); Resale unit; Property is attached; Entry on level 9; Has a view
• Construction: Block construction
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Marble
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Elevator; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $490k.

Deal economics

• At list price, monthly cash flow is $-779 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $489k (0.3% below list).
• Recommended offer: $352k (28.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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 rising (+2.7%/yr); 757 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 $4,886/mo this rent would consume 62% of the median local household income ($94k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $1k appreciation (0.3% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,373 (28.1% 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 136 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.58×
• Total profit: $-58,138
• Equity at exit: $148,979

10-year hold

• IRR: -3.0%
• Equity multiple: 0.67×
• Total profit: $-45,016
• Equity at exit: $184,516

Cash invested: $137,200 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 757
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,886 medium
• Mortgage (P&I): −$2,570
• Tax from tax record: −$573 /mo · $6,873/yr
• Insurance: −$204
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$866
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $-779

Break-even live

Break-even rent $5,872

Max offer price $352,373

Occupancy floor —

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: $122,500
• Closing costs: $14,700
• 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	0.23mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$3,506	$1.32	2d	19	0.29mi

HOA detail condo

• Monthly dues: $866 · $10,392/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-15
   days on market $490,000 Active 136 DOM
2. 2026-06-13
   days on market $490,000 Active 134 DOM
3. 2026-06-09
   days on market $490,000 Active 130 DOM
4. 2026-06-08
   days on market $490,000 Active 129 DOM
5. 2026-06-07
   days on market $490,000 Active 128 DOM
6. 2026-06-04
   days on market $490,000 Active 125 DOM
7. 2026-06-03
   days on market $490,000 Active 124 DOM
8. 2026-06-02
   days on market $490,000 Active 123 DOM
9. 2026-06-01
   days on market $490,000 Active 122 DOM
10. 2026-05-31
    days on market $490,000 Active 121 DOM
11. 2026-01-30
    listed $490,000 Active
12. 2026-01-01
    historical $3,800
13. 2025-12-31
    historical
14. 2025-11-01
    listed $499,000 Active
15. 2025-10-31
    historical
16. 2025-10-18
    listed $3,800
17. 2025-10-17
    historical $3,800
18. 2025-07-17
    price $3,800
19. 2025-07-16
    price $499,000
20. 2025-05-19
    price $535,000
21. 2025-04-18
    listed $3,950
22. 2025-03-10
    price $549,000
23. 2025-02-03
    listed $559,000 Active
24. 2022-09-06
    soldstatus $507,500
25. 2022-08-22
    soldstatus $507,500 Closed
26. 2022-08-02
    status Pending
27. 2022-07-22
    historical Active Under Contract
28. 2022-06-30
    listed $525,000 Active
29. 2021-05-18
    soldstatus $280,000
30. 2021-05-04
    soldstatus $280,000 Closed
31. 2021-03-27
    status Pending
32. 2021-01-12
    listed $290,000 Active
33. 2020-04-24
    historical
34. 2019-05-01
    listed $280,000 Active
35. 2018-07-13
    historical
36. 2018-02-16
    listed $289,900 Active
37. 2017-10-30
    historical
38. 2017-07-31
    listed $280,000 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: $6,873 · $573/mo
• Projected year-2 tax: $6,873 · $573/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 · 25 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: $58,633
• − Mortgage interest: −$27,448
• − Property taxes: −$6,873
• − Insurance: −$7,568
• − Repairs & maintenance: −$4,691
• − Management: −$4,691
• − HOA: −$10,392
• − Depreciation: −$14,255
• Taxable loss: −$17,284
• Est. tax savings @ 24.0%: +$4,148
• After-tax cash flow: $-5,201/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): 29,414
• Household income: $94,036
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 3106.0

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 54% Two or more races 25% White 24% Black 16% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 10% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 8% Estonian 2% Lithuanian 2%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 34% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 5%

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: ▲ 0.27%
• Current HPI: 385.1514
• Rent YoY: ▲ 2.73%
• 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

+75.0% since first listed

28 events — show timeline

• 2026-01-30 Listed $490,000 MARMLS
• 2026-01-01 Rental Removed $3,800 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-11-01 Listed $499,000 MARMLS
• 2025-10-31 Listing Removed — MARMLS
• 2025-10-18 Listed for Rent $3,800 MARMLS
• 2025-10-17 Rental Removed $3,800 MARMLS
• 2025-07-17 Price Changed $3,800 MARMLS
• 2025-07-16 Price Changed $499,000 MARMLS
• 2025-05-19 Price Changed $535,000 MARMLS
• 2025-04-18 Listed for Rent $3,950 MARMLS
• 2025-03-10 Price Changed $549,000 MARMLS
• 2025-02-03 Listed $559,000 MARMLS
• 2022-09-06 Sold (Public Records) $507,500 Public Records
• 2022-08-22 Sold (MLS) $507,500 MARMLS
• 2022-08-02 Pending — MARMLS
• 2022-07-22 Contingent — MARMLS
• 2022-06-30 Listed $525,000 MARMLS
• 2021-05-18 Sold (Public Records) $280,000 Public Records
• 2021-05-04 Sold (MLS) $280,000 MARMLS
• 2021-03-27 Pending — MARMLS
• 2021-01-12 Listed $290,000 MARMLS
• 2020-04-24 Listing Removed — MARMLS
• 2019-05-01 Listed $280,000 MARMLS
• 2018-07-13 Listing Removed — MARMLS
• 2018-02-16 Listed $289,900 MARMLS
• 2017-10-30 Listing Removed — MARMLS
• 2017-07-31 Listed $280,000 MARMLS

Property tax history

+6.3%/yr

Latest (2025): $6,873 · -0.2% YoY. Source: county tax records.