3301 NE 1st Ave Unit H0805 · Miami, FL 33137

$529,000

1 bd · 1.0 ba · 761 sqft · Condo public records · 151 Days on market

Built 2008 $915/mo HOA · 19% 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 +9.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +4.3/10.0
• 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 MLS

Stunning, incredible, well placed condo in Midtown. Straight out of a luxury magazine, 1 bed/ 1.5 bath unit in the beautiful, well ran, building of 4 Midtown. Enjoy a great city vibe by enjoying restaurants and cozy cafes. A well placed balcony to enjoy sunset views. Floor to ceiling windows that has amazing natural light coming in. Dark porcelain tile floors throughout, walk-in closet, and updated bathrooms. Furniture can be included with sale. This is the dream space for anyone looking for the city life in the heart of Miami. * * * It won't last * * *

Key facts

• Custom kitchen
• Walk-in closet
• New water heater

Tags

• CUSTOM KITCHEN
• WALK-IN CLOSET
• RENOVATED ENSUITE BATH
• NEW AC
• NEW WATER HEATER
• NEW APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditional
• HOA & community: Monthly association fee; Association amenities include bike storage, business center, cabana, fitness center, barbecue, picnic area, pool, sauna, spa/hot tub, trash service, and elevators; Association fee covers management, amenities, common areas, grounds maintenance, structure maintenance, pools, sewer, security and trash

Exterior

• Parking: Assigned covered parking (1 space); Has garage (1-car)
• Security: Doorman; Secured garage/parking; Fire sprinkler system; Smoke detectors
• Utilities: Cable available
• Home design: Condominium/attached property; 32-story building; Entry on level 8
• Construction: Block construction; Resale unit
• Exterior features: Balcony (open); Security/high impact doors; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Impact glass windows; Closet cabinetry; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $529k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $458k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $492k (7.1% below list).
• Recommended offer: $458k (13.4% 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.
• Zoned schools: Eneida M. Hartner Elementary School (math 42% / reading 37%, grade F, #1,513 of 2,144 statewide, top 73%, 377 students, 72% FRL); Jose De Diego Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 868 students, 68% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL) — zoned schools at 67% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.7%/yr); 758 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).

Forward outlook

• In year one you build about $5k of equity ($4k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $312k; list at $529k implies a 69% 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $458,372 (13.4% 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 151 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 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. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 9.0

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: -4.9%
• Equity multiple: 0.76×
• Total profit: $-35,014
• Equity at exit: $160,836

10-year hold

• IRR: 0.6%
• Equity multiple: 1.07×
• Total profit: $10,322
• Equity at exit: $199,202

Cash invested: $148,120 (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: 758
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,916 medium
• Mortgage (P&I): −$2,774
• Tax from tax record: −$374 /mo · $4,488/yr
• Insurance: −$220
• HOA: −$915
• Vacancy / Maint / Mgmt: −$1,032
• Net cashflow: $-400

Break-even live

Break-even rent $5,422

Max offer price $458,372

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-250	+0% $-400	+5% $-550	+10% $-699
Rent	-10% $-788	-5% $-594	+0% $-400	+5% $-206	+10% $-11
Rate	-1.0pp $-133	-0.5pp $-265	base $-400	+0.5pp $-537	+1.0pp $-676

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: $132,250
• Closing costs: $15,870
• 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	4d	13	0.28mi
555 NE 34th St Miami, FL	1.0–4.0	1.5–4.0	2653	$3,780	$1.42	0d	19	0.36mi

HOA detail condo

• Monthly dues: $915 · $10,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $529,000 Active 151 DOM
2. 2026-06-18
   days on market $529,000 Active 148 DOM
3. 2026-06-17
   days on market $529,000 Active 147 DOM
4. 2026-06-16
   days on market $529,000 Active 146 DOM
5. 2026-06-15
   days on market $529,000 Active 145 DOM
6. 2026-06-13
   days on market $529,000 Active 143 DOM
7. 2026-06-09
   days on market $529,000 Active 139 DOM
8. 2026-06-08
   days on market $529,000 Active 138 DOM
9. 2026-06-07
   days on market $529,000 Active 137 DOM
10. 2026-06-04
    days on market $529,000 Active 134 DOM
11. 2026-06-03
    days on market $529,000 Active 133 DOM
12. 2026-06-02
    days on market $529,000 Active 132 DOM
13. 2026-06-01
    days on market $529,000 Active 131 DOM
14. 2026-05-31
    days on market $529,000 Active 130 DOM
15. 2026-03-11
    price $529,000
16. 2026-01-21
    listed $549,000 Active
17. 2021-08-20
    soldstatus $312,500
18. 2021-08-13
    soldstatus $312,500 Closed 563-char remark

    Show marketing remark (563 chars)

    Stunning, incredible, well placed condo in Midtown. Straight out of a luxury magazine, 1 bed/ 1.5 bath unit in the beautiful, well ran, building of 4 Midtown. Enjoy a great city vibe by enjoying restaurants and cozy cafes. A well placed balcony to enjoy sunset views. Floor to ceiling windows that has amazing natural light coming in. Dark porcelain tile floors throughout, walk-in closet, and updated bathrooms. Furniture can be included with sale. This is the dream space for anyone looking for the city life in the heart of Miami. * * * It won't last * * *

19. 2021-07-03
    historical Active Under Contract 563-char remark

    Show marketing remark (563 chars)

    Stunning, incredible, well placed condo in Midtown. Straight out of a luxury magazine, 1 bed/ 1.5 bath unit in the beautiful, well ran, building of 4 Midtown. Enjoy a great city vibe by enjoying restaurants and cozy cafes. A well placed balcony to enjoy sunset views. Floor to ceiling windows that has amazing natural light coming in. Dark porcelain tile floors throughout, walk-in closet, and updated bathrooms. Furniture can be included with sale. This is the dream space for anyone looking for the city life in the heart of Miami. * * * It won't last * * *

20. 2021-06-25
    listed $339,000 Active 563-char remark

    Show marketing remark (563 chars)

    Stunning, incredible, well placed condo in Midtown. Straight out of a luxury magazine, 1 bed/ 1.5 bath unit in the beautiful, well ran, building of 4 Midtown. Enjoy a great city vibe by enjoying restaurants and cozy cafes. A well placed balcony to enjoy sunset views. Floor to ceiling windows that has amazing natural light coming in. Dark porcelain tile floors throughout, walk-in closet, and updated bathrooms. Furniture can be included with sale. This is the dream space for anyone looking for the city life in the heart of Miami. * * * It won't last * * *

21. 2020-01-03
    soldstatus $265,000
22. 2019-11-26
    soldstatus $265,000 Closed 493-char remark

    Show marketing remark (493 chars)

    GREAT UNIT - A TERRIFIC VALUE 4 Midtown #805 is a 761 SF one BR in mint condition with 1.5 baths. Apartment features: open Italian kitchen with Jenn-air kitchen appliances and granite countertop, washer dryer, sophisticated grey tile floors, floor to ceiling windows, a balcony & 1 assigned parking space. Outside is everything that makes Midtown a great place to live: some of Miami's best restaurants, shops & bars, Barry's Bootcamp, Midtown cross fit and more. Great amenities!!

23. 2019-10-15
    historical Active Under Contract 493-char remark

    Show marketing remark (493 chars)

    GREAT UNIT - A TERRIFIC VALUE 4 Midtown #805 is a 761 SF one BR in mint condition with 1.5 baths. Apartment features: open Italian kitchen with Jenn-air kitchen appliances and granite countertop, washer dryer, sophisticated grey tile floors, floor to ceiling windows, a balcony & 1 assigned parking space. Outside is everything that makes Midtown a great place to live: some of Miami's best restaurants, shops & bars, Barry's Bootcamp, Midtown cross fit and more. Great amenities!!

24. 2019-09-20
    listed $275,000 Active 493-char remark

    Show marketing remark (493 chars)

    GREAT UNIT - A TERRIFIC VALUE 4 Midtown #805 is a 761 SF one BR in mint condition with 1.5 baths. Apartment features: open Italian kitchen with Jenn-air kitchen appliances and granite countertop, washer dryer, sophisticated grey tile floors, floor to ceiling windows, a balcony & 1 assigned parking space. Outside is everything that makes Midtown a great place to live: some of Miami's best restaurants, shops & bars, Barry's Bootcamp, Midtown cross fit and more. Great amenities!!

25. 2017-04-20
    historical
26. 2016-10-07
    price $299,750
27. 2016-09-22
    price $317,000
28. 2016-07-01
    listed $320,000 Active
29. 2016-05-24
    historical
30. 2016-05-23
    status Active
31. 2016-05-19
    status Pending
32. 2015-05-11
    listed $320,000 Active
33. 2013-11-13
    historical
34. 2013-09-11
    price $360,000
35. 2013-07-29
    price $375,000

ⓘ 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: $4,488 · $374/mo
• Projected year-2 tax: $4,488 · $374/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 24 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: $58,993
• − Mortgage interest: −$29,632
• − Property taxes: −$4,488
• − Insurance: −$2,645
• − Repairs & maintenance: −$4,719
• − Management: −$4,719
• − HOA: −$10,980
• − Depreciation: −$15,389
• Taxable loss: −$13,580
• Est. tax savings @ 24.0%: +$3,259
• After-tax cash flow: $-1,539/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

+41.1% since first listed

21 events — show timeline

• 2026-03-11 Price Changed $529,000 MARMLS
• 2026-01-21 Listed $549,000 MARMLS
• 2021-08-20 Sold (Public Records) $312,500 Public Records
• 2021-08-13 Sold (MLS) $312,500 MARMLS
• 2021-07-03 Contingent — MARMLS
• 2021-06-25 Listed $339,000 MARMLS
• 2020-01-03 Sold (Public Records) $265,000 Public Records
• 2019-11-26 Sold (MLS) $265,000 MARMLS
• 2019-10-15 Contingent — MARMLS
• 2019-09-20 Listed $275,000 MARMLS
• 2017-04-20 Listing Removed — MARMLS
• 2016-10-07 Price Changed $299,750 MARMLS
• 2016-09-22 Price Changed $317,000 MARMLS
• 2016-07-01 Listed $320,000 MARMLS
• 2016-05-24 Listing Removed — MARMLS
• 2016-05-23 Relisted — MARMLS
• 2016-05-19 Pending — MARMLS
• 2015-05-11 Listed $320,000 MARMLS
• 2013-11-13 Listing Removed — MARMLS
• 2013-09-11 Price Changed $360,000 MARMLS
• 2013-07-29 Price Changed $375,000 MARMLS

Property tax history

+1.2%/yr

Latest (2025): $4,488 · +2.6% YoY. Source: county tax records.