453 SW 2nd St Unit 301C · Miami, FL 33130

$260,000

2 bd · 1.0 ba · 707 sqft · Condo public records · 27 Days on market

Built 1974 $525/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 +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
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Centrally located boutique condominium west of Brickell Avenue. Best kept secret! Building is a small condo with a pool near Brickell, Downtown and Key Biscayne. Condo has an elevator and assigned parking. It offers security by being completely enclosed and it is gated. In order to enter the premises you need a control to enter. Laundry facilities on each floor. Unit is a corner unit on the third floor. Apartment is located on a corner and it has a balcony with a beautiful view of Downtown Miami and faces North East. Unit can be rented between $1400 to $1500. Great for owner user or investor. Monthly maintenance fee is very reasonable ($300 per month). Won't Last.

Key facts

• Laundry facilities
• New kitchen
• Corner unit

Tags

• CORNER UNIT
• OPEN LIGHT-FILLED CONDO
• NEW KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• FULLY REMODELED BATHROOM
• LAUNDRY FACILITIES

Property features AI

Finance

• Financial info: Lease considered; Pets: conditional or not allowed; restrictions may apply
• HOA & community: Monthly association fee of $525; Association amenities include elevator(s), laundry, and pool

Exterior

• Parking: 1-car garage; 1 covered parking space; Guest parking
• Security: Smoke detectors; Complex fenced; Security/high impact doors
• Utilities: Water included in association fee; Trash service included in association fee
• Home design: Attached property; 4-story building; Entry on 3rd level; Has a view; Effective year built; Third-floor entry
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio; Security/high impact doors; Complex fenced; Wall fencing; Association pool; Riverfront waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Living/dining room; Third-floor entry; Other interior features
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (-0.5%/yr); 639 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,591/mo this rent would consume 90% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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.
• At projected returns (-1.8% appreciation + 0.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $170k; list at $260k implies a 53% 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 $256,100 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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?
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: 1.77% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $17,026
• Equity at exit: $53,048

10-year hold

• IRR: 9.6%
• Equity multiple: 1.73×
• Total profit: $52,894
• Equity at exit: $47,792

Cash invested: $72,800 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,591 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$525
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $919

Break-even live

Break-even rent $3,427

Max offer price $260,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,067	-5% $993	+0% $919	+5% $846	+10% $772
Rent	-10% $557	-5% $738	+0% $919	+5% $1,101	+10% $1,282
Rate	-1.0pp $1,050	-0.5pp $986	base $919	+0.5pp $852	+1.0pp $783

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $260,000 Active 27 DOM
2. 2026-06-17
   days on market $260,000 Active 26 DOM
3. 2026-06-16
   days on market $260,000 Active 25 DOM
4. 2026-06-15
   days on market $260,000 Active 24 DOM
5. 2026-06-13
   days on market $260,000 Active 22 DOM
6. 2026-06-09
   days on market $260,000 Active 18 DOM
7. 2026-06-08
   days on market $260,000 Active 17 DOM
8. 2026-06-07
   days on market $260,000 Active 16 DOM
9. 2026-06-04
   days on market $260,000 Active 13 DOM
10. 2026-06-03
    days on market $260,000 Active 12 DOM
11. 2026-06-02
    days on market $260,000 Active 11 DOM
12. 2026-06-01
    days on market $260,000 Active 10 DOM
13. 2026-05-31
    days on market $260,000 Active 9 DOM
14. 2026-05-20
    listed $260,000 Active
15. 2026-04-15
    listed $2,250
16. 2026-04-14
    historical $2,300
17. 2026-03-26
    price $2,300
18. 2026-02-10
    listed $2,350
19. 2025-02-17
    historical $2,350
20. 2025-01-18
    listed $2,350
21. 2024-12-03
    historical $2,350
22. 2024-11-14
    historical $2,350
23. 2024-11-14
    listed $2,350
24. 2024-11-01
    listed $2,350
25. 2021-09-20
    soldstatus $170,000
26. 2021-08-31
    soldstatus $170,000 Closed 672-char remark

    Show marketing remark (672 chars)

    Centrally located boutique condominium west of Brickell Avenue. Best kept secret! Building is a small condo with a pool near Brickell, Downtown and Key Biscayne. Condo has an elevator and assigned parking. It offers security by being completely enclosed and it is gated. In order to enter the premises you need a control to enter. Laundry facilities on each floor. Unit is a corner unit on the third floor. Apartment is located on a corner and it has a balcony with a beautiful view of Downtown Miami and faces North East. Unit can be rented between $1400 to $1500. Great for owner user or investor. Monthly maintenance fee is very reasonable ($300 per month). Won't Last.

27. 2021-07-06
    status Pending 672-char remark

    Show marketing remark (672 chars)

    Centrally located boutique condominium west of Brickell Avenue. Best kept secret! Building is a small condo with a pool near Brickell, Downtown and Key Biscayne. Condo has an elevator and assigned parking. It offers security by being completely enclosed and it is gated. In order to enter the premises you need a control to enter. Laundry facilities on each floor. Unit is a corner unit on the third floor. Apartment is located on a corner and it has a balcony with a beautiful view of Downtown Miami and faces North East. Unit can be rented between $1400 to $1500. Great for owner user or investor. Monthly maintenance fee is very reasonable ($300 per month). Won't Last.

28. 2021-06-07
    listed $180,000 Active 672-char remark

    Show marketing remark (672 chars)

    Centrally located boutique condominium west of Brickell Avenue. Best kept secret! Building is a small condo with a pool near Brickell, Downtown and Key Biscayne. Condo has an elevator and assigned parking. It offers security by being completely enclosed and it is gated. In order to enter the premises you need a control to enter. Laundry facilities on each floor. Unit is a corner unit on the third floor. Apartment is located on a corner and it has a balcony with a beautiful view of Downtown Miami and faces North East. Unit can be rented between $1400 to $1500. Great for owner user or investor. Monthly maintenance fee is very reasonable ($300 per month). Won't Last.

29. 2002-06-10
    soldstatus $57,000
30. 1991-01-04
    soldstatus $21,000
31. 1982-01-01
    soldstatus $25,000

ⓘ 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: $3,406 · $284/mo
• Projected year-2 tax: $3,406 · $284/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 · 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: $55,087
• − Mortgage interest: −$14,564
• − Property taxes: −$3,406
• − Insurance: −$6,418
• − Repairs & maintenance: −$4,407
• − Management: −$4,407
• − HOA: −$6,300
• − Depreciation: −$7,564
• Taxable income: $8,021
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $9,108/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

+940.0% since first listed

18 events — show timeline

• 2026-05-20 Listed $260,000 MARMLS
• 2026-04-15 Listed for Rent $2,250 MARMLS
• 2026-04-14 Rental Removed $2,300 MARMLS
• 2026-03-26 Price Changed $2,300 MARMLS
• 2026-02-10 Listed for Rent $2,350 MARMLS
• 2025-02-17 Rental Removed $2,350 VLS
• 2025-01-18 Listed for Rent $2,350 VLS
• 2024-12-03 Rental Removed $2,350 VLS
• 2024-11-14 Rental Removed $2,350 MARMLS
• 2024-11-14 Listed for Rent $2,350 VLS
• 2024-11-01 Listed for Rent $2,350 MARMLS
• 2021-09-20 Sold (Public Records) $170,000 Public Records
• 2021-08-31 Sold (MLS) $170,000 MARMLS
• 2021-07-06 Pending — MARMLS
• 2021-06-07 Listed $180,000 MARMLS
• 2002-06-10 Sold (Public Records) $57,000 Public Records
• 1991-01-04 Sold (Public Records) $21,000 Public Records
• 1982-01-01 Sold (Public Records) $25,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,406 · +9.8% YoY. Source: county tax records.