3500 Coral Way #1112 · Miami, FL 33145

$288,000

1 bd · 1.0 ba · 594 sqft · Condo public records · 65 Days on market

Built 2002 $583/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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent location in Coral Way very close to Coral Gables / Miracle Mile. Great unit in 11th floor with tile and beautiful water resistant synth wood floors in bedroom. Spacious balcony with beautiful views. Washer & Dryer inside the unit. 1 covered parking in front of the elevator. Pool. Gym/exercise room and 24h lobby security attendant among others amenities. Very low monthly association fees per value. Very good price in the area. Excellent both for living and for an investor.

Key facts

• City views
• Tile flooring
• $583 HOA

Tags

• ONE BEDROOM RESIDENCE
• SPACIOUS OPEN FLOOR PLAN
• TILE FLOORING
• CITY VIEWS

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities include billiard room, fitness center, and pool; Association fee covers amenities

Exterior

• Parking: One parking space
• Security: Security guard
• Utilities: Has cooling; Has heating
• Home design: Condominium/attached property; 16 total stories; Entry on level 11; Has property attached
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary on main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Closet cabinetry; First floor entry; Main level primary; Tub with shower
• Laundry & utility: Washer; Dryer; Laundry tub; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $288k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (11.8% below list).
• Meets the 1% rule at list price ($3k rent vs $288k).
• Recommended offer: $254k (11.8% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 rising (+2.7%/yr); 225 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,041/mo this rent would consume 49% of the median local household income ($74k/yr) (locally 1517% 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 $9k 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 65 days — a 6% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $198k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,125 (11.8% 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 65 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.06% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-59,289
• Equity at exit: $42,942

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-69,023
• Equity at exit: $24,901

Cash invested: $80,640 (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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,041 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$381 /mo · $4,570/yr
• Insurance: −$120
• HOA: −$583
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-192

Break-even live

Break-even rent $3,284

Max offer price $254,125

Occupancy floor —

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $583 · $6,996/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $288,000 Active 65 DOM
2. 2026-06-17
   days on market $288,000 Active 64 DOM
3. 2026-06-16
   days on market $288,000 Active 63 DOM
4. 2026-06-15
   days on market $288,000 Active 62 DOM
5. 2026-06-13
   days on market $288,000 Active 60 DOM
6. 2026-06-09
   days on market $288,000 Active 56 DOM
7. 2026-06-08
   days on market $288,000 Active 55 DOM
8. 2026-06-07
   days on market $288,000 Active 54 DOM
9. 2026-06-04
   days on market $288,000 Active 51 DOM
10. 2026-06-03
    days on market $288,000 Active 50 DOM
11. 2026-06-02
    days on market $288,000 Active 49 DOM
12. 2026-06-01
    days on market $288,000 Active 48 DOM
13. 2026-05-31
    days on market $288,000 Active 47 DOM
14. 2026-04-14
    listed $288,000 Active
15. 2020-08-26
    soldstatus $197,500
16. 2020-08-24
    soldstatus $197,500 Closed 492-char remark

    Show marketing remark (492 chars)

    Excellent location in Coral Way very close to Coral Gables / Miracle Mile. Great unit in 11th floor with tile and beautiful water resistant synth wood floors in bedroom. Spacious balcony with beautiful views. Washer & Dryer inside the unit. 1 covered parking in front of the elevator. Pool. Gym/exercise room and 24h lobby security attendant among others amenities. Very low monthly association fees per value. Very good price in the area. Excellent both for living and for an investor.

17. 2020-07-20
    historical Active Under Contract 492-char remark

    Show marketing remark (492 chars)

    Excellent location in Coral Way very close to Coral Gables / Miracle Mile. Great unit in 11th floor with tile and beautiful water resistant synth wood floors in bedroom. Spacious balcony with beautiful views. Washer & Dryer inside the unit. 1 covered parking in front of the elevator. Pool. Gym/exercise room and 24h lobby security attendant among others amenities. Very low monthly association fees per value. Very good price in the area. Excellent both for living and for an investor.

18. 2020-07-07
    listed $215,000 Active 492-char remark

    Show marketing remark (492 chars)

    Excellent location in Coral Way very close to Coral Gables / Miracle Mile. Great unit in 11th floor with tile and beautiful water resistant synth wood floors in bedroom. Spacious balcony with beautiful views. Washer & Dryer inside the unit. 1 covered parking in front of the elevator. Pool. Gym/exercise room and 24h lobby security attendant among others amenities. Very low monthly association fees per value. Very good price in the area. Excellent both for living and for an investor.

19. 2019-11-27
    historical
20. 2019-11-08
    listed $198,500 Active
21. 2013-09-06
    soldstatus $140,000
22. 2012-11-07
    soldstatus $95,000
23. 2012-11-06
    soldstatus $95,000

ⓘ 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: $4,570 · $381/mo
• Projected year-2 tax: $4,570 · $381/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 7 d/yr ≥104°F today · 25 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: $36,492
• − Mortgage interest: −$16,132
• − Property taxes: −$4,570
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − HOA: −$6,996
• − Depreciation: −$8,378
• Taxable loss: −$6,864
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $-654/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% 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: ▼ -657.80%
• Current HPI: 485.4573
• 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

+203.2% since first listed

10 events — show timeline

• 2026-04-14 Listed $288,000 MARMLS
• 2020-08-26 Sold (Public Records) $197,500 Public Records
• 2020-08-24 Sold (MLS) $197,500 MARMLS
• 2020-07-20 Contingent — MARMLS
• 2020-07-07 Listed $215,000 MARMLS
• 2019-11-27 Listing Removed — MARMLS
• 2019-11-08 Listed $198,500 MARMLS
• 2013-09-06 Sold (Public Records) $140,000 Public Records
• 2012-11-07 Sold (MLS) $95,000 MARMLS
• 2012-11-06 Sold (Public Records) $95,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $4,570 · +2.9% YoY. Source: county tax records.