1740 NW N River Dr #319 · Miami, FL 33125

$260,000

2 bd · 1.0 ba · 634 sqft · Condo public records · 85 Days on market

Built 1986 $421/mo HOA · 10% 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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DON'T MISS OUT ON THIS OPPORTUNITY TO OWN AN APARTMENT ON THE THE MIAMI RIVER! This updated 1/1 apartment features a balcony in the living room, an assigned parking space, and a great location near the University of Miami Health System, and The River Landing Shops. Serenity on the River condominium offers a swimming pool, Jacuzzi, gym, elevator, and laundry room. The monthly fee includes water, basic cable, and maintenance of the common areas. Showings by appointment with 24 hours notice. Close to I-95, 836, restaurants, beaches, next to downtown, and Publix supermarket. For Showings instructions text Claudia Perez 305-924-4144.

Key facts

• $421 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• HOA & community: Community of 164 units; Serenity on the River Condominium association; Association fee $421 monthly; Association amenities: clubhouse, elevators, fitness center, laundry, management, picnic area, parking, pool, spa/hot tub, storage, on-site manager, trash chute, lobby, maintained community, sidewalks, recreation facilities; Association fee includes: cable, insurance, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, reserve funds, pool service

Exterior

• Parking: Assigned parking; On-street parking; 1 open/total parking space
• Security: Building security; Closed circuit cameras; Fire alarm; Secured garage/parking; Key card entry; Smoke detectors; Security system; Secure elevator; Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Resale; Entry on level 3; Faces north
• Construction: Concrete/CBS construction; Flat roof; Concrete perimeter foundation; Building has 6 stories; Building name: 1740
• Exterior features: Deck; Sidewalks; River access (waterfront)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air; Ceiling fan(s); Individual central cooling
• Interior features: Walk-in closet(s); Blinds; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Comstock Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 573 students, 64% FRL); Brownsville Middle School (math 13% / reading 19%, grade F, #565 of 571 statewide, top 99%, 487 students, 71% FRL); Miami Jackson Senior High School (math 13% / reading 22%, grade F, #575 of 667 statewide, top 86%, 1,305 students, 62% FRL) — zoned schools at 66% FRL track the district average.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 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 soft (-1.4%/yr); 241 active listings in the ZIP; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,017/mo this rent would consume 107% of the median local household income ($45k/yr) (locally 5223% 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 85 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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. 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: 1.54% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 5.4

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-18,938
• Equity at exit: $38,767

10-year hold

• IRR: -3.9%
• Equity multiple: 0.79×
• Total profit: $-15,365
• Equity at exit: $22,480

Cash invested: $72,800 (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 33125

• Rents YoY: -1.4%
• Active inventory: 241
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,017 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$314 /mo · $3,767/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$421
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $540

Break-even live

Break-even rent $3,333

Max offer price $260,000

Occupancy floor 82%

Sensitivity live

Price	-10% $687	-5% $614	+0% $540	+5% $466	+10% $393
Rent	-10% $223	-5% $381	+0% $540	+5% $699	+10% $857
Rate	-1.0pp $671	-0.5pp $606	base $540	+0.5pp $473	+1.0pp $404

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $421 · $5,052/yr
• Likely covers: watercablepoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $260,000 Active 85 DOM
2. 2026-06-18
   days on market $260,000 Active 82 DOM
3. 2026-06-17
   days on market $260,000 Active 81 DOM
4. 2026-06-16
   days on market $260,000 Active 80 DOM
5. 2026-06-15
   days on market $260,000 Active 79 DOM
6. 2026-06-13
   days on market $260,000 Active 77 DOM
7. 2026-06-09
   days on market $260,000 Active 73 DOM
8. 2026-06-08
   days on market $260,000 Active 72 DOM
9. 2026-06-07
   days on market $260,000 Active 71 DOM
10. 2026-06-04
    days on market $260,000 Active 68 DOM
11. 2026-06-03
    days on market $260,000 Active 67 DOM
12. 2026-06-02
    days on market $260,000 Active 66 DOM
13. 2026-06-01
    days on market $260,000 Active 65 DOM
14. 2026-05-31
    days on market $260,000 Active 64 DOM
15. 2026-03-28
    listed $260,000 Active
16. 2022-10-19
    soldstatus $235,000
17. 2022-10-14
    soldstatus $235,000 Closed 636-char remark

    Show marketing remark (636 chars)

    DON'T MISS OUT ON THIS OPPORTUNITY TO OWN AN APARTMENT ON THE THE MIAMI RIVER! This updated 1/1 apartment features a balcony in the living room, an assigned parking space, and a great location near the University of Miami Health System, and The River Landing Shops. Serenity on the River condominium offers a swimming pool, Jacuzzi, gym, elevator, and laundry room. The monthly fee includes water, basic cable, and maintenance of the common areas. Showings by appointment with 24 hours notice. Close to I-95, 836, restaurants, beaches, next to downtown, and Publix supermarket. For Showings instructions text Claudia Perez 305-924-4144.

18. 2022-09-19
    status Pending 636-char remark

    Show marketing remark (636 chars)

    DON'T MISS OUT ON THIS OPPORTUNITY TO OWN AN APARTMENT ON THE THE MIAMI RIVER! This updated 1/1 apartment features a balcony in the living room, an assigned parking space, and a great location near the University of Miami Health System, and The River Landing Shops. Serenity on the River condominium offers a swimming pool, Jacuzzi, gym, elevator, and laundry room. The monthly fee includes water, basic cable, and maintenance of the common areas. Showings by appointment with 24 hours notice. Close to I-95, 836, restaurants, beaches, next to downtown, and Publix supermarket. For Showings instructions text Claudia Perez 305-924-4144.

19. 2022-09-10
    listed $230,000 Active 636-char remark

    Show marketing remark (636 chars)

    DON'T MISS OUT ON THIS OPPORTUNITY TO OWN AN APARTMENT ON THE THE MIAMI RIVER! This updated 1/1 apartment features a balcony in the living room, an assigned parking space, and a great location near the University of Miami Health System, and The River Landing Shops. Serenity on the River condominium offers a swimming pool, Jacuzzi, gym, elevator, and laundry room. The monthly fee includes water, basic cable, and maintenance of the common areas. Showings by appointment with 24 hours notice. Close to I-95, 836, restaurants, beaches, next to downtown, and Publix supermarket. For Showings instructions text Claudia Perez 305-924-4144.

20. 2022-06-28
    soldstatus $199,500
21. 2007-01-27
    soldstatus $180,000

ⓘ 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: $3,767 · $314/mo
• Projected year-2 tax: $3,767 · $314/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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: $48,201
• − Mortgage interest: −$14,564
• − Property taxes: −$3,767
• − Insurance: −$6,418
• − Repairs & maintenance: −$3,856
• − Management: −$3,856
• − HOA: −$5,052
• − Depreciation: −$7,564
• Taxable income: $3,124
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $5,730/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

+44.4% since first listed

7 events — show timeline

• 2026-03-28 Listed $260,000 Beaches MLS
• 2022-10-19 Sold (Public Records) $235,000 Public Records
• 2022-10-14 Sold (MLS) $235,000 MARMLS
• 2022-09-19 Pending — MARMLS
• 2022-09-10 Listed $230,000 MARMLS
• 2022-06-28 Sold (Public Records) $199,500 Public Records
• 2007-01-27 Sold (Public Records) $180,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $3,767 · +2.8% YoY. Source: county tax records.