1205 Mariposa Ave #402 · Coral Gables, FL 33146

$460,000

3 bd · 2.0 ba · 2,117 sqft · Condo public records · 215 Days on market

Built 1970 $803/mo HOA · 9% 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
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this exceptional 4th-floor corner residence—the largest unit in the building—offering 2,117 square feet of comfortable living space. This bright and open home features 2 bedrooms, 2.5 baths, a den, a large living room, and a spacious dining area, perfect for entertaining or relaxing. Enjoy two private balconies, an abundance of closet space, and a generously sized primary suite. A great property to update and make your own. Located just steps from the University of Miami, the Metrorail, Sunset Place, shops, and restaurants, this condo offers convenient living. Building amenities include a swimming pool and on-site laundry facilities. Don’t miss this opportunity&md

Key facts

• Three parking spaces
• Swimming pool
• $803 HOA

Tags

• 4TH FLOOR CORNER RESIDENCE
• TWO PRIVATE BALCONIES
• THREE PARKING SPACES
• SWIMMING POOL
• ON-SITE LAUNDRY FACILITIES
• STEPS FROM UNIVERSITY OF MIAMI

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $803; Association amenities include pool and elevators; Association covers amenities, common areas, laundry, grounds maintenance, structure maintenance, pool(s), sewer, trash and water

Exterior

• Parking: 3 covered parking spaces; Garage with 3 spaces
• Security: Secured elevator
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee; Power: central systems
• Home design: Attached property; 4 stories; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Tile flooring
• Laundry & utility: Laundry service included in association amenities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $460k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $460k).
• Recommended offer: $405k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 0.6% in Coral Gables — 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 84/100 on livability (#31 in FL, #646 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: 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: George W. Carver Elementary School (math 72% / reading 77%, grade A, #230 of 2,144 statewide, top 12%, 566 students, 28% FRL); Ponce De Leon Middle School (math 36% / reading 55%, grade D+, #305 of 571 statewide, top 54%, 888 students, 60% FRL); Coral Gables Senior High School (math 31% / reading 53%, grade F, #275 of 667 statewide, top 42%, 2,824 students, 52% FRL) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 105 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $9,419/mo this rent would consume 86% of the median local household income ($132k/yr) (locally 857% 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 $3k of loan paydown is wiped out by about $14k 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 (-3.0% appreciation + 6.6% rent growth), your $129k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $460k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $404,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.05% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.57%
• DSCR: 2.36
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.33×
• Total profit: $170,833
• Equity at exit: $68,587

10-year hold

• IRR: 39.6%
• Equity multiple: 5.49×
• Total profit: $578,538
• Equity at exit: $39,772

Cash invested: $128,800 (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 33146

• Rents YoY: 6.6%
• Active inventory: 105
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $9,419 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$753 /mo · $9,035/yr
• Insurance: −$192
• HOA: −$803
• Vacancy / Maint / Mgmt: −$1,978
• Net cashflow: $3,281

Break-even live

Break-even rent $5,266

Max offer price $460,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,541	-5% $3,411	+0% $3,281	+5% $3,151	+10% $3,021
Rent	-10% $2,537	-5% $2,909	+0% $3,281	+5% $3,653	+10% $4,025
Rate	-1.0pp $3,513	-0.5pp $3,398	base $3,281	+0.5pp $3,162	+1.0pp $3,041

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7924 SW 50th Ct Miami, FL	4.0	3.0	2959	$15,250	$5.15	9d	1	1.04mi
7830 SW 53rd Pl Miami, FL	4.0	3.5	2309	$12,500	$5.41	5d	1	1.06mi
7830 SW 53rd Pl Miami, FL	4.0	3.5	2309	$12,500	$5.41	0d	1	1.06mi
7800 SW 57th Ct South Miami, FL	3.0	2.0	2260	$8,800	$3.89	26d	1	1.19mi
7800 SW 57th Ct South Miami, FL	3.0	2.0	2260	$8,800	$3.89	0d	1	1.19mi

HOA detail condo

• Monthly dues: $803 · $9,636/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-10
   status $460,000 Pending 215 DOM
2. 2026-06-09
   days on market $460,000 Active 215 DOM
3. 2026-06-08
   days on market $460,000 Active 214 DOM
4. 2026-06-08
   days on market $460,000 Active 213 DOM
5. 2026-06-04
   days on market $460,000 Active 210 DOM
6. 2026-06-03
   days on market $460,000 Active 209 DOM
7. 2026-06-02
   days on market $460,000 Active 208 DOM
8. 2026-06-01
   days on market $460,000 Active 207 DOM
9. 2026-05-31
   days on market $460,000 Active 206 DOM
10. 2026-04-29
    price $460,000
11. 2026-04-18
    price $475,000
12. 2026-04-11
    price $500,000
13. 2026-04-04
    price $510,000
14. 2026-03-27
    price $520,000
15. 2026-03-20
    price $535,000
16. 2026-03-03
    price $550,000
17. 2026-02-18
    price $560,000
18. 2026-01-21
    price $585,000
19. 2025-12-19
    price $595,000
20. 2025-12-08
    price $630,000
21. 2025-11-20
    price $635,000
22. 2025-11-12
    price $650,000
23. 2025-11-06
    listed $675,000 Active
24. 1998-11-19
    soldstatus $175,000
25. 1978-12-01
    soldstatus $58,000

ⓘ 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: $9,035 · $753/mo
• Projected year-2 tax: $9,035 · $753/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 X (unshaded) · 23% 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: $113,027
• − Mortgage interest: −$25,767
• − Property taxes: −$9,035
• − Insurance: −$2,300
• − Repairs & maintenance: −$9,042
• − Management: −$9,042
• − HOA: −$9,636
• − Depreciation: −$13,382
• Taxable income: $34,823
• Est. tax owed @ 24.0%: −$8,357
• After-tax cash flow: $31,015/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 — Coral Gables

• Score: 84/100
• State rank: #31
• US rank: #646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coral Gables, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 57,226
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 19,052
• Household income: $131,500
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 857.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 41% White 39% Two or more races 30% Asian 8% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 19% Dominican 1%
• Common ancestry: Lithuanian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 51% English-only · Spanish 38% Other Indo-European 4% Chinese 2%

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: ▼ -1001.77%
• Current HPI: 488.2997
• Rent YoY: ▲ 6.63%
• 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

+693.1% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $460,000 MARMLS
• 2026-04-18 Price Changed $475,000 MARMLS
• 2026-04-11 Price Changed $500,000 MARMLS
• 2026-04-04 Price Changed $510,000 MARMLS
• 2026-03-27 Price Changed $520,000 MARMLS
• 2026-03-20 Price Changed $535,000 MARMLS
• 2026-03-03 Price Changed $550,000 MARMLS
• 2026-02-18 Price Changed $560,000 MARMLS
• 2026-01-21 Price Changed $585,000 MARMLS
• 2025-12-19 Price Changed $595,000 MARMLS
• 2025-12-08 Price Changed $630,000 MARMLS
• 2025-11-20 Price Changed $635,000 MARMLS
• 2025-11-12 Price Changed $650,000 MARMLS
• 2025-11-06 Listed $675,000 MARMLS
• 1998-11-19 Sold (Public Records) $175,000 Public Records
• 1978-12-01 Sold (Public Records) $58,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $9,035 · +4.2% YoY. Source: county tax records.