15225 NE 6th Ave Unit B208 · Golden Glades, FL 33162

$175,000

1 bd · 1.0 ba · 740 sqft · Condo public records · 21 Days on market

Built 1967 $455/mo HOA · 14% 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
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo in gated community. Easy to show. 1 bedroom, 1.5 bath located on the second floor. Close to parks, shopping center and beaches. All offer must have pre-approval with a major bank. Proof of funds for cash offers. Not a short sale. "PENDING RELEASES".

Key facts

• Walk-in closet
• Assigned parking
• $455 HOA

Tags

• WALK-IN CLOSET
• ASSIGNED PARKING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR HIGHWAYS
• EASY ACCESS TO AVENTURA MALL

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, barbecue, picnic area, and pool; Association fee covers amenities

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Complex fenced
• Home design: Attached property; 3-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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 soft (-1.6%/yr); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,142/mo this rent would consume 62% of the median local household income ($61k/yr) (locally 2509% 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $175k implies a 527% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.64%
• DSCR: 1.96
• GRM: 4.6

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-7,908
• Equity at exit: $26,093

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,758
• Equity at exit: $15,131

Cash invested: $49,000 (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 33162

• Rents YoY: -1.6%
• Active inventory: 284
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,142 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$455
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $457

Break-even live

Break-even rent $2,563

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $556	-5% $507	+0% $457	+5% $407	+10% $358
Rent	-10% $209	-5% $333	+0% $457	+5% $581	+10% $705
Rate	-1.0pp $545	-0.5pp $502	base $457	+0.5pp $412	+1.0pp $366

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 21 DOM
2. 2026-06-17
   days on market $175,000 Active 20 DOM
3. 2026-06-16
   days on market $175,000 Active 19 DOM
4. 2026-06-15
   days on market $175,000 Active 18 DOM
5. 2026-06-13
   days on market $175,000 Active 16 DOM
6. 2026-06-09
   days on market $175,000 Active 12 DOM
7. 2026-06-08
   days on market $175,000 Active 11 DOM
8. 2026-06-07
   days on market $175,000 Active 10 DOM
9. 2026-06-04
   days on market $175,000 Active 7 DOM
10. 2026-06-03
    days on market $175,000 Active 6 DOM
11. 2026-06-02
    days on market $175,000 Active 5 DOM
12. 2026-06-01
    days on market $175,000 Active 4 DOM
13. 2026-05-31
    days on market $175,000 Active 3 DOM
14. 2026-05-28
    listed $175,000 Active
15. 2009-04-21
    soldstatus $27,900 265-char remark

    Show marketing remark (265 chars)

    Condo in gated community. Easy to show. 1 bedroom, 1.5 bath located on the second floor. Close to parks, shopping center and beaches. All offer must have pre-approval with a major bank. Proof of funds for cash offers. Not a short sale. "PENDING RELEASES".

16. 2009-04-17
    soldstatus $27,500
17. 2008-11-14
    soldstatus $16,000 135-char remark

    Show marketing remark (135 chars)

    Bank foreclosure in gated community. 1 bedroom/1.5 bath condo on the 2nd floor. Building close to parks, shopping centers, and beaches.

18. 2006-09-28
    soldstatus $127,000

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $1,832 · $153/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $37,699
• − Mortgage interest: −$9,803
• − Property taxes: −$1,832
• − Insurance: −$5,994
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − HOA: −$5,460
• − Depreciation: −$5,091
• Taxable income: $3,488
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $4,647/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 46,606
• Household income: $60,692
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 2509.0

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 0.62)
• Race & ethnicity: Black 53% Hispanic / Latino 30% Two or more races 15% White 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 31% Romanian 1% Scotch-Irish 1%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · French/Haitian/Cajun 35% Spanish 30% Other Indo-European 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: ▼ -445.57%
• Current HPI: 596.6178
• Rent YoY: ▼ -1.59%
• 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

+37.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $175,000 MARMLS
• 2009-04-21 Sold (MLS) $27,900 MARMLS
• 2009-04-17 Sold (Public Records) $27,500 Public Records
• 2008-11-14 Sold (MLS) $16,000 MARMLS
• 2006-09-28 Sold (Public Records) $127,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,832 · -3.0% YoY. Source: county tax records.