2100 Sans Souci Blvd Unit A1409 · North Miami, FL 33181

$257,000

1 bd · 1.0 ba · 855 sqft · Condo public records · 111 Days on market

Built 1971

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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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1/1 and 1/2 in N. Miami with a spectacular skyline view. All remodeled with stainless steel appliances.

Key facts

• Garage
• Built 1971
• Listed 110 days

Tags

• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee includes management, cable TV, hot water, internet, laundry, and parking; Building amenities include billiard room, bike storage, laundry, and elevators

Exterior

• Parking: Garage with 1 covered space
• Security: Complex fenced; Wall fencing; Key card entry; Secured lobby; Phone entry
• Utilities: Central water heater
• Home design: Attached property; Entry on level 14
• Construction: Block construction; Unknown year built; 16 total stories
• Exterior features: Balcony (open)

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom located on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First-floor entry; Main-level primary bedroom; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $257k.

Deal economics

• At list price, monthly cash flow is $-535 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $257k).
• Recommended offer: $234k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.1% in North 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• 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 (-0.1%/yr); 335 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,981/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 1914% 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 $8k 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 111 days — a 9% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $155k; list at $257k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,870 (9.0% 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 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. 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?
11. 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.
12. 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.
13. 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: 1.16% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -38.1%
• Equity multiple: -0.16×
• Total profit: $-83,699
• Equity at exit: $38,320

10-year hold

• IRR: —
• Equity multiple: -1.05×
• Total profit: $-147,523
• Equity at exit: $22,221

Cash invested: $71,960 (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 33181

• Rents YoY: -0.1%
• Active inventory: 335
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,981 medium
• Mortgage (P&I): −$1,348
• Tax from tax record: −$290 /mo · $3,481/yr
• Insurance: −$107
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 4 same-building comps: −$718
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-535

Break-even live

Break-even rent $3,658

Max offer price $162,564

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	0.84mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	14d	1	0.84mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $257,000 Active 111 DOM
2. 2026-06-17
   days on market $257,000 Active 110 DOM
3. 2026-06-16
   days on market $257,000 Active 109 DOM
4. 2026-06-15
   days on market $257,000 Active 108 DOM
5. 2026-06-13
   days on market $257,000 Active 106 DOM
6. 2026-06-09
   days on market $257,000 Active 102 DOM
7. 2026-06-08
   days on market $257,000 Active 101 DOM
8. 2026-06-07
   days on market $257,000 Active 100 DOM
9. 2026-06-04
   days on market $257,000 Active 97 DOM
10. 2026-06-03
    days on market $257,000 Active 96 DOM
11. 2026-06-02
    days on market $257,000 Active 95 DOM
12. 2026-06-01
    days on market $257,000 Active 94 DOM
13. 2026-05-31
    days on market $257,000 Active 93 DOM
14. 2026-02-27
    listed $257,000 Active
15. 2022-03-23
    soldstatus $155,000
16. 2021-05-24
    historical
17. 2021-03-10
    listed $155,000 Active
18. 2020-02-13
    historical
19. 2019-11-30
    listed $149,900 Active
20. 2019-11-19
    historical
21. 2019-08-15
    price $155,000
22. 2019-08-15
    listed $155 Active
23. 2017-06-04
    historical
24. 2016-12-04
    listed $155,000 Active
25. 2016-08-29
    historical
26. 2016-08-05
    price $170,000
27. 2016-04-28
    listed $185,000 Active
28. 2015-07-16
    historical
29. 2015-01-10
    status Active
30. 2014-11-28
    status Pending
31. 2014-11-12
    price $145,000
32. 2014-11-12
    price $125,000
33. 2014-07-15
    listed $140,000 Active
34. 2013-10-02
    soldstatus $77,000
35. 2013-09-15
    soldstatus $77,000 Sold
36. 1999-05-03
    soldstatus $43,600
37. 1990-03-02
    soldstatus $34,000

ⓘ 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: $3,481 · $290/mo
• Projected year-2 tax: $3,481 · $290/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 · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,770
• − Mortgage interest: −$14,396
• − Property taxes: −$3,481
• − Insurance: −$6,404
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − HOA: −$8,616
• − Depreciation: −$7,476
• Taxable loss: −$10,326
• Est. tax savings @ 24.0%: +$2,478
• After-tax cash flow: $-3,937/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 — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 20,848
• Household income: $63,275
• Rent vs Own: 62.4% rent · 37.6% own
• Severe rent burden: 1914.0

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 44% Black 29% Two or more races 23% White 22% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 8% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 18% Lithuanian 3% Italian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 28% English-only · Spanish 44% French/Haitian/Cajun 18% Other Indo-European 4%

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: ▼ -334.57%
• Current HPI: 341.3285
• Rent YoY: ▼ -0.11%
• 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

+655.9% since first listed

24 events — show timeline

• 2026-02-27 Listed $257,000 MARMLS
• 2022-03-23 Sold (Public Records) $155,000 Public Records
• 2021-05-24 Listing Removed — MARMLS
• 2021-03-10 Listed $155,000 MARMLS
• 2020-02-13 Listing Removed — MARMLS
• 2019-11-30 Listed $149,900 MARMLS
• 2019-11-19 Listing Removed — MARMLS
• 2019-08-15 Price Changed $155,000 MARMLS
• 2019-08-15 Listed $155 MARMLS
• 2017-06-04 Listing Removed — MARMLS
• 2016-12-04 Listed $155,000 MARMLS
• 2016-08-29 Listing Removed — MARMLS
• 2016-08-05 Price Changed $170,000 MARMLS
• 2016-04-28 Listed $185,000 MARMLS
• 2015-07-16 Listing Removed — MARMLS
• 2015-01-10 Relisted — MARMLS
• 2014-11-28 Pending — MARMLS
• 2014-11-12 Price Changed $125,000 MARMLS
• 2014-11-12 Price Changed $145,000 MARMLS
• 2014-07-15 Listed $140,000 MARMLS
• 2013-10-02 Sold (Public Records) $77,000 Public Records
• 2013-09-15 Sold (MLS) $77,000 MARMLS
• 1999-05-03 Sold (Public Records) $43,600 Public Records
• 1990-03-02 Sold (Public Records) $34,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $3,481 · -7.7% YoY. Source: county tax records.