None · Miami, FL 33125

$220,000

1 bd · 1.0 ba · 550 sqft · Condo public records · 31 Days on market

Built 1972 $351/mo HOA · 11% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! Nice apartment 1 bedroom 1 bath in an excellent area in Allapatha. Close to the highway, Marlin Stadium, the hospital district. Excellent opportunity for any investor!!! RENTED $900 / MONTH , READY TO CLOSE.

Key facts

• Off street parking
• New appliances
• One reserved parking

Tags

• UPDATED AND REMODELED
• NEW AC
• NEW APPLIANCES
• ONE RESERVED PARKING
• TWO VISITOR PARKING
• OFF STREET PARKING

Property features AI

Finance

• Other: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $351 covering trash and water; Community of 12 units

Exterior

• Parking: One parking space
• Utilities: Cooling (central air)
• Home design: Attached property; 2 stories; Entry on the 2nd floor
• Construction: Effective year built

Interior

• Kitchen: Electric range
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Unfurnished; Second-floor entry

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 $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 soft (-1.4%/yr); 239 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,181/mo this rent would consume 85% of the median local household income ($45k/yr) (locally 5223% 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 31 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $83k; list at $220k implies a 165% gain — meaningful room to come down on a strong offer.

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→29/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. It's been on market 31 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 1972 — 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.45% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 5.8

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: -11.4%
• Equity multiple: 0.60×
• Total profit: $-24,484
• Equity at exit: $32,803

10-year hold

• IRR: -9.6%
• Equity multiple: 0.52×
• Total profit: $-29,677
• 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 33125

• Rents YoY: -1.4%
• Active inventory: 239
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,181 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$351
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $314

Break-even live

Break-even rent $2,783

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $439	-5% $377	+0% $314	+5% $252	+10% $190
Rent	-10% $63	-5% $189	+0% $314	+5% $440	+10% $566
Rate	-1.0pp $425	-0.5pp $370	base $314	+0.5pp $257	+1.0pp $199

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: —

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $220,000 Active 31 DOM
2. 2026-06-17
   days on market $220,000 Active 30 DOM
3. 2026-06-16
   days on market $220,000 Active 29 DOM
4. 2026-06-15
   days on market $220,000 Active 28 DOM
5. 2026-06-13
   days on market $220,000 Active 26 DOM
6. 2026-06-09
   days on market $220,000 Active 22 DOM
7. 2026-06-08
   days on market $220,000 Active 21 DOM
8. 2026-06-07
   days on market $220,000 Active 20 DOM
9. 2026-06-04
   days on market $220,000 Active 17 DOM
10. 2026-06-03
    days on market $220,000 Active 16 DOM
11. 2026-06-02
    days on market $220,000 Active 15 DOM
12. 2026-06-01
    days on market $220,000 Active 14 DOM
13. 2026-05-31
    days on market $220,000 Active 13 DOM
14. 2026-05-18
    listed $220,000 Active
15. 2019-04-04
    soldstatus $83,000
16. 2019-01-30
    soldstatus $83,000 Sold 228-char remark

    Show marketing remark (228 chars)

    ATTENTION INVESTORS! Nice apartment 1 bedroom 1 bath in an excellent area in Allapatha. Close to the highway, Marlin Stadium, the hospital district. Excellent opportunity for any investor!!! RENTED $900 / MONTH , READY TO CLOSE.

17. 2018-12-17
    status Pending 228-char remark

    Show marketing remark (228 chars)

    ATTENTION INVESTORS! Nice apartment 1 bedroom 1 bath in an excellent area in Allapatha. Close to the highway, Marlin Stadium, the hospital district. Excellent opportunity for any investor!!! RENTED $900 / MONTH , READY TO CLOSE.

18. 2018-09-19
    price $98,000 228-char remark

    Show marketing remark (228 chars)

    ATTENTION INVESTORS! Nice apartment 1 bedroom 1 bath in an excellent area in Allapatha. Close to the highway, Marlin Stadium, the hospital district. Excellent opportunity for any investor!!! RENTED $900 / MONTH , READY TO CLOSE.

19. 2017-09-04
    listed $90,000 Active 228-char remark

    Show marketing remark (228 chars)

    ATTENTION INVESTORS! Nice apartment 1 bedroom 1 bath in an excellent area in Allapatha. Close to the highway, Marlin Stadium, the hospital district. Excellent opportunity for any investor!!! RENTED $900 / MONTH , READY TO CLOSE.

20. 2014-04-09
    soldstatus $42,500 Sold 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

21. 2014-04-04
    soldstatus $42,500
22. 2014-02-19
    status Pending 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

23. 2014-01-23
    price $42,500 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

24. 2013-12-09
    price $49,500 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

25. 2013-11-06
    price $59,500 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

26. 2013-10-24
    price $62,500 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

27. 2013-10-18
    listed $67,500 Active 77-char remark

    Show marketing remark (77 chars)

    NICE AND CLEAN APARTMENT, RENTED $650 A MONTH , READY TO CLOSE. EASY TO SHOW.

28. 2006-07-24
    soldstatus $67,500
29. 1993-09-29
    soldstatus $20,000
30. 1983-04-01
    soldstatus $25,700

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 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: $38,172
• − Mortgage interest: −$12,323
• − Property taxes: −$2,108
• − Insurance: −$6,218
• − Repairs & maintenance: −$3,054
• − Management: −$3,054
• − HOA: −$4,212
• − Depreciation: −$6,400
• Taxable income: $802
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $3,580/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+756.0% since first listed

17 events — show timeline

• 2026-05-18 Listed $220,000 MARMLS
• 2019-04-04 Sold (Public Records) $83,000 Public Records
• 2019-01-30 Sold (MLS) $83,000 MARMLS
• 2018-12-17 Pending — MARMLS
• 2018-09-19 Price Changed $98,000 MARMLS
• 2017-09-04 Listed $90,000 MARMLS
• 2014-04-09 Sold (MLS) $42,500 MARMLS
• 2014-04-04 Sold (Public Records) $42,500 Public Records
• 2014-02-19 Pending — MARMLS
• 2014-01-23 Price Changed $42,500 MARMLS
• 2013-12-09 Price Changed $49,500 MARMLS
• 2013-11-06 Price Changed $59,500 MARMLS
• 2013-10-24 Price Changed $62,500 MARMLS
• 2013-10-18 Listed $67,500 MARMLS
• 2006-07-24 Sold (Public Records) $67,500 Public Records
• 1993-09-29 Sold (Public Records) $20,000 Public Records
• 1983-04-01 Sold (Public Records) $25,700 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,108 · +6.1% YoY. Source: county tax records.