321 NE 26th St #802 · Miami, FL 33137

$360,000

1 bd · 1.0 ba · 560 sqft · Condo public records · 28 Days on market

Built 2018 $655/mo HOA · 17% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks

One bedroom – one bathroom unit available at one of the newest luxury condos in the Biscayne corridor. 26 Edgewater Condominium offers stylish kitchens and bathrooms with a superb Edgewater location steps away from Wynwood, Midtown, and the Design district. The building also offers curated amenities like a doorman, a well equipped fitness center, a community clubhouse, and a spectacular rooftop pool. This investor-ready unit is tenant-occupied through the end of December 2026 paying $2,350 per month. It may also be sold together with Unit 604, which is also tenant-occupied, as an ideal two-unit investor package. Please call the listing agent to schedule showings.

Key facts

• Biscayne corridor
• Fitness center
• Stylish kitchens

Tags

• BISCAYNE CORRIDOR
• STYLISH KITCHENS
• SUPERB EDGEWATER LOCATION
• CURATED AMENITIES
• DOORMAN
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $655; Association covers amenities, common areas, pool(s), recreation facilities, sewer, security, trash and water; Community amenities include business center, clubhouse, fitness center, trash service and elevators

Exterior

• Parking: Attached garage with one covered space and garage door opener
• Security: Doorman; Key card entry; Smoke detectors
• Utilities: Cable available
• Home design: Condo unit in a 10-story building; Faces north; Entry on level 8
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Deck; Open patio/deck

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: Bedroom located on the main/entry level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Unfurnished; Dining area; Main living area on entry level; Elevator access; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (29.1% below list).
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $255k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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); 757 active listings in the ZIP; 1 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).
• At $3,824/mo this rent would consume 49% of the median local household income ($94k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $979 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 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

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 $255,113 (29.1% 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. 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. 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?
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: 1.06% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 7.8

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: -9.2%
• Equity multiple: 0.56×
• Total profit: $-44,007
• Equity at exit: $109,454

10-year hold

• IRR: -3.2%
• Equity multiple: 0.65×
• Total profit: $-35,680
• Equity at exit: $135,563

Cash invested: $100,800 (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 33137

• Home prices YoY: 0.1%
• Rents YoY: 2.7%
• Active inventory: 757
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,824 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$495 /mo · $5,944/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$655
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $-594

Break-even live

Break-even rent $4,576

Max offer price $255,113

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1d	13	0.18mi

HOA detail condo

• Monthly dues: $655 · $7,860/yr
• Likely covers: waterpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $360,000 Active 28 DOM
2. 2026-06-17
   days on market $360,000 Active 27 DOM
3. 2026-06-16
   days on market $360,000 Active 26 DOM
4. 2026-06-15
   days on market $360,000 Active 25 DOM
5. 2026-06-13
   days on market $360,000 Active 23 DOM
6. 2026-06-09
   days on market $360,000 Active 19 DOM
7. 2026-06-08
   days on market $360,000 Active 18 DOM
8. 2026-06-07
   days on market $360,000 Active 17 DOM
9. 2026-06-04
   days on market $360,000 Active 14 DOM
10. 2026-06-03
    days on market $360,000 Active 13 DOM
11. 2026-06-02
    days on market $360,000 Active 12 DOM
12. 2026-06-01
    days on market $360,000 Active 11 DOM
13. 2026-05-31
    days on market $360,000 Active 10 DOM
14. 2026-05-07
    listed $360,000 Active
15. 2024-11-27
    historical $2,300
16. 2024-11-20
    listed $2,300
17. 2018-06-08
    historical
18. 2017-12-11
    listed $311,000 Active
19. 2017-12-08
    historical
20. 2016-12-09
    historical
21. 2016-12-09
    listed $311,000 Active
22. 2016-05-19
    listed $311,000 Active
23. 2016-02-09
    historical
24. 2016-02-08
    listed $311,000 Active

ⓘ 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: $5,944 · $495/mo
• Projected year-2 tax: $5,944 · $495/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 7/10 Severe FEMA zone AE · 74% 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: $45,888
• − Mortgage interest: −$20,166
• − Property taxes: −$5,944
• − Insurance: −$6,919
• − Repairs & maintenance: −$3,671
• − Management: −$3,671
• − HOA: −$7,860
• − Depreciation: −$10,473
• Taxable loss: −$12,814
• Est. tax savings @ 24.0%: +$3,075
• After-tax cash flow: $-4,049/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

+15.8% since first listed

11 events — show timeline

• 2026-05-07 Listed $360,000 MARMLS
• 2024-11-27 Rental Removed $2,300 MARMLS
• 2024-11-20 Listed for Rent $2,300 MARMLS
• 2018-06-08 Listing Removed — MARMLS
• 2017-12-11 Listed $311,000 MARMLS
• 2017-12-08 Listing Removed — MARMLS
• 2016-12-09 Listing Removed — MARMLS
• 2016-12-09 Listed $311,000 MARMLS
• 2016-05-19 Listed $311,000 MARMLS
• 2016-02-09 Listing Removed — MARMLS
• 2016-02-08 Listed $311,000 MARMLS

Property tax history

+2.8%/yr

Latest (2025): $5,944 · +6.2% YoY. Source: county tax records.