5033 NW 7th St #209 · Miami, FL 33126

$230,000

2 bd · 2.0 ba · 876 sqft · Condo public records · 46 Days on market

Built 1973 $267/mo HOA · 11% 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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

UNAPPROVED SHORTSALE Two bedroom two bath. Updated bathroom and floors. Balconies were eliminated, to gain more space in the living room and one bedroom, two assigned parking and additional parking for guest, parking area is gated a control remote is needed to gain access. The apartment has in laundry area, stove, microwave and refrigerator. Is located , on the second floor. Building has a pool, elevators, building has 6 floors, you will need to apply for the condominium association. CASH ONLY. NO ASSIGNABILITY.

Key facts

• Building has a pool
• Updated floors
• Gated parking area

Tags

• UPDATED BATHROOM
• UPDATED FLOORS
• GATED PARKING AREA
• IN LAUNDRY AREA
• BUILDING HAS A POOL
• BUILDING HAS ELEVATORS

Property features AI

Finance

• Other: No pet restrictions
• HOA & community: Monthly association fee of $267; Association covers management, common areas, building insurance, structure maintenance, roof, sewer, water, pool(s), recreation facilities, and security; Community amenities include a clubhouse and elevators

Exterior

• Parking: 2 covered parking spaces; Two or more parking spaces; 2-car garage
• Utilities: Water service included in association amenities; Sewer service included in association amenities; Power and other utilities available
• Home design: Attached property; 6 total stories; Entry on level 2; Effective year built
• Construction: Block construction
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-56 ($-672/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.3% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $220k (4.3% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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 falling (-4.5%/yr); 198 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,472/mo this rent would consume 51% of the median local household income ($58k/yr) (locally 3930% 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 46 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $230k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,100 (4.3% 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 4% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.07% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 7.8

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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-47,789
• Equity at exit: $34,294

10-year hold

• IRR: -30.4%
• Equity multiple: -0.13×
• Total profit: $-73,009
• Equity at exit: $19,886

Cash invested: $64,400 (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 →

ZIP-level market 33126

• Rents YoY: -4.5%
• Active inventory: 198
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,472 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$288 /mo · $3,456/yr
• Insurance: −$96
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$267
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-56

Break-even live

Break-even rent $2,543

Max offer price $220,100

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $9	+0% $-56	+5% $-121	+10% $-186
Rent	-10% $-251	-5% $-154	+0% $-56	+5% $42	+10% $139
Rate	-1.0pp $60	-0.5pp $2	base $-56	+0.5pp $-116	+1.0pp $-176

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9375 Fontainebleau Blvd Miami, FL	1.0–2.0	1.5–2.0	1313	$2,600	$1.98	4d	2	1.47mi
9375 Fontainebleau Blvd Miami, FL	1.0–2.0	1.5–2.0	1313	$2,600	$1.98	3d	2	1.47mi

HOA detail condo

• Monthly dues: $267 · $3,204/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $230,000 Active 46 DOM
2. 2026-06-18
   price $230,000 Active 43 DOM
3. 2026-06-18
   days on market $199,000 Active 43 DOM
4. 2026-06-17
   days on market $199,000 Active 42 DOM
5. 2026-06-16
   days on market $199,000 Active 41 DOM
6. 2026-06-15
   days on market $199,000 Active 40 DOM
7. 2026-06-13
   days on market $199,000 Active 38 DOM
8. 2026-06-09
   days on market $199,000 Active 34 DOM
9. 2026-06-08
   days on market $199,000 Active 33 DOM
10. 2026-06-07
    days on market $199,000 Active 32 DOM
11. 2026-06-04
    days on market $199,000 Active 29 DOM
12. 2026-06-03
    days on market $199,000 Active 28 DOM
13. 2026-06-02
    days on market $199,000 Active 27 DOM
14. 2026-06-02
    remarks 517-char remark
15. 2026-06-02
    price $199,000 Active 26 DOM
16. 2026-06-01
    days on market $220,000 Active 26 DOM
17. 2026-05-31
    days on market $220,000 Active 25 DOM
18. 2026-05-06
    listed $220,000 Active
19. 1980-11-01
    soldstatus $44,500

ⓘ 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: $3,456 · $288/mo
• Projected year-2 tax: $3,456 · $288/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 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 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: $29,666
• − Mortgage interest: −$12,884
• − Property taxes: −$3,456
• − Insurance: −$2,974
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − HOA: −$3,204
• − Depreciation: −$6,691
• Taxable loss: −$4,290
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $357/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): 47,307
• Household income: $58,210
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 3930.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 60% Dominican 2%
• Foreign-born: 76% · Canada, Jamaica, Guatemala
• Languages at home: 8% English-only · Spanish 91%

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: ▼ -343.54%
• Current HPI: 318.6854
• Rent YoY: ▼ -4.50%
• 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

+394.4% since first listed

2 events — show timeline

• 2026-05-06 Listed $220,000 MARMLS
• 1980-11-01 Sold (Public Records) $44,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,456 · -0.2% YoY. Source: county tax records.