2385 NW 11th St Unit B16 · Miami, FL 33125

$175,000

1 bd · 1.0 ba · 510 sqft · Condo · 183 Days on market

Built 1972 Fair condition $343/sqft · at area comps Est $179k · at est. $423/mo HOA · 15% of rent ↓ 7% since listing

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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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +8.6/15.0
• Livability +3.9/5.0
• Schools +2.3/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

COMPETITIVE NEW PRICE. opportunity to own a centrally located 1-bedroom, 1-bathroom unit in the heart of Miami at an affordable price point under $200,000. Situated on the first floor of a well-maintained, gated community, this unit offers convenience and accessibility. The apartment features a private balcony overlooking the pool area and includes one assigned parking space. The location is a standout—just minutes from major expressways, close to the hospital, near LoanDepot Park (Marlins Stadium), and also within easy reach of the new Inter Miami Soccer Stadium—providing quick access to Downtown Miami, Coral Gables, and surrounding areas.

Key facts

• Gated community
• Close to hospital
• Near loandepot park

Tags

• PRIVATE BALCONY
• GATED COMMUNITY
• ASSIGNED PARKING SPACE
• MINUTES FROM MAJOR EXPRESSWAYS
• CLOSE TO HOSPITAL
• NEAR LOANDEPOT PARK

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $98 ($1k/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: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.4% 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: Citrus Grove Elementary School (math 27% / reading 35%, grade F, #1,854 of 2,144 statewide, top 87%, 866 students, 65% FRL); Citrus Grove Middle School (math 19% / reading 21%, grade F, #558 of 571 statewide, top 98%, 781 students, 66% 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 65% FRL track the district average.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-27 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); 342 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 $2,730/mo this rent would consume 73% of the median local household income ($45k/yr) (locally 16% 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 183 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — 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 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?
10. 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?
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: 1.56% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 5.3

CMA / ARV

• ARV (median comp): $179,332
• List price: $175,000
• Delta: -2.42%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 NW 3rd St #106	1.50mi	1/1.0	465 (-9%)	0mo	$120,000	$258	50
1021 NW 3rd St #308	1.50mi	1/1.0	465 (-9%)	10mo	$92,000	$198	42
1021 NW 3rd St #301	1.50mi	1/1.0	465 (-9%)	18mo	$118,000	$254	36
142 SW 18th Ave #25	1.05mi	1/1.0	577 (+13%)	17mo	$170,000	$295	29
1610 NW N River Dr #307	0.83mi	1/1.0	460 (-10%)	29mo	$183,200	$398	29
1930 SW 2nd St #4	1.02mi	2/2.0 (+1)	624 (+22%)	5mo	$222,120	$356	27
1610 NW N River Dr #212	0.83mi	2/2.0 (+1)	600 (+18%)	22mo	$230,000	$383	13
1610 NW N River Dr #112	0.82mi	2/2.0 (+1)	600 (+18%)	36mo	$220,000	$367	11

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.40×
• Total profit: $-29,544
• Equity at exit: $26,093

10-year hold

• IRR: -25.4%
• Equity multiple: 0.05×
• Total profit: $-46,313
• 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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33125

• Rents YoY: -1.4%
• Active inventory: 342
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,730 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$423
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $98

Break-even live

Break-even rent $2,606

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $219	-5% $159	+0% $98	+5% $38	+10% $-23
Rent	-10% $-118	-5% $-10	+0% $98	+5% $206	+10% $314
Rate	-1.0pp $186	-0.5pp $143	base $98	+0.5pp $53	+1.0pp $7

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $423Association covers management, amenities, common areas, insurance, laundry, structure maintenance, parking, reserve fund, sewer, trash and waterAssociation amenities include laundry and elevators

Exterior

• Parking: One parking space
• Security: Complex fencedSecurity/high-impact doors
• Home design: Attached property4-story buildingEntry on level 1
• Construction: Block constructionResale property
• Exterior features: FenceSecurity/high-impact doorsExterior lightingComplex is fenced

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tileTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Impact glass windowsBedroom on main levelFirst floor entry
• Laundry & utility: Laundry in common area

HOA detail $423/mo · $5,076/yr condo

• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-22
   days on market $175,000 Active 183 DOM
2. 2026-09-20
   days on market $175,000 Active 181 DOM
3. 2026-09-18
   days on market $175,000 Active 179 DOM
4. 2026-09-17
   days on market $175,000 Active 178 DOM
5. 2026-09-16
   days on market $175,000 Active 177 DOM
6. 2026-09-15
   days on market $175,000 Active 176 DOM
7. 2026-09-13
   days on market $175,000 Active 174 DOM
8. 2026-09-12
   days on market $175,000 Active 173 DOM
9. 2026-09-11
   days on market $175,000 Active 172 DOM
10. 2026-09-05
    days on market $175,000 Active 166 DOM
11. 2026-09-04
    days on market $175,000 Active 165 DOM
12. 2026-08-31
    days on market $175,000 Active 161 DOM
13. 2026-08-29
    days on market $175,000 Active 159 DOM
14. 2026-08-28
    days on market $175,000 Active 158 DOM
15. 2026-08-27
    days on market $175,000 Active 157 DOM
16. 2026-08-26
    days on market $175,000 Active 156 DOM
17. 2026-08-25
    days on market $175,000 Active 155 DOM
18. 2026-08-23
    days on market $175,000 Active 153 DOM
19. 2026-08-22
    days on market $175,000 Active 152 DOM
20. 2026-08-21
    days on market $175,000 Active 151 DOM
21. 2026-08-20
    days on market $175,000 Active 150 DOM
22. 2026-08-19
    days on market $175,000 Active 149 DOM
23. 2026-08-18
    days on market $175,000 Active 148 DOM
24. 2026-08-16
    days on market $175,000 Active 146 DOM
25. 2026-08-15
    days on market $175,000 Active 145 DOM
26. 2026-08-14
    days on market $175,000 Active 144 DOM
27. 2026-08-13
    days on market $175,000 Active 143 DOM
28. 2026-08-12
    days on market $175,000 Active 142 DOM
29. 2026-08-11
    days on market $175,000 Active 141 DOM
30. 2026-08-10
    days on market $175,000 Active 140 DOM
31. 2026-08-09
    days on market $175,000 Active 139 DOM
32. 2026-08-08
    days on market $175,000 Active 138 DOM
33. 2026-08-06
    days on market $175,000 Active 136 DOM
34. 2026-08-05
    days on market $175,000 Active 135 DOM
35. 2026-08-04
    days on market $175,000 Active 134 DOM
36. 2026-08-03
    days on market $175,000 Active 133 DOM
37. 2026-07-31
    days on market $175,000 Active 130 DOM
38. 2026-07-28
    days on market $175,000 Active 127 DOM
39. 2026-07-24
    days on market $175,000 Active 123 DOM
40. 2026-07-23
    days on market $175,000 Active 122 DOM
41. 2026-07-22
    days on market $175,000 Active 121 DOM
42. 2026-07-21
    days on market $175,000 Active 120 DOM
43. 2026-07-20
    days on market $175,000 Active 119 DOM
44. 2026-07-18
    days on market $175,000 Active 117 DOM
45. 2026-07-16
    days on market $175,000 Active 115 DOM
46. 2026-07-15
    days on market $175,000 Active 114 DOM
47. 2026-07-13
    days on market $175,000 Active 112 DOM
48. 2026-07-13
    days on market $175,000 Active 111 DOM
49. 2026-07-11
    days on market $175,000 Active 110 DOM
50. 2026-07-10
    days on market $175,000 Active 109 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥104°F today · 20 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: $32,766
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$5,994
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − HOA: −$5,076
• − Depreciation: −$5,091
• Taxable loss: −$1,065
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,433/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.

Condition & rehab AI · 14 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,550–$7,650 screening

The property is in fair condition with cosmetic repairs needed in the kitchen and bathrooms. It has a good location and access to amenities, making it a good investment opportunity.

Repairs flagged

• Minor Kitchen Countertops — Visible signs of wear and minor scratches.
• Minor Bathroom Shower — Signs of wear and discoloration on the shower area.
• Minor Exterior Fencing — Visible signs of wear and discoloration.

Value-add opportunities

• Both Paint touch-ups and minor repairs to kitchen and bathroom — These updates will improve the home's appearance and functionality, making it more attractive to potential buyers and renters. ↑
• Both Landscaping and fence maintenance — A well-maintained exterior can enhance curb appeal and property value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Citrus Grove Elementary School F FL #1,854/2,144 Nat'l #26,096/41,679 Middle Citrus Grove Middle School F FL #558/571 Nat'l #11,652/14,009 High Miami Jackson Senior High School F FL #575/667 Nat'l #14,801/17,239

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

B Composite livability gradescore 78/100

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 · 3,126,439 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $423Association covers management, amenities, common areas, insurance, laundry, structure maintenance, parking, reserve fund, sewer, trash and waterAssociation amenities include laundry and elevators

Exterior

• Parking: One parking space
• Security: Complex fencedSecurity/high-impact doors
• Home design: Attached property4-story buildingEntry on level 1
• Construction: Block constructionResale property
• Exterior features: FenceSecurity/high-impact doorsExterior lightingComplex is fenced

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tileTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Impact glass windowsBedroom on main levelFirst floor entry
• Laundry & utility: Laundry in common area

Price history

-7.4% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $175,000 MARMLS
• 2026-03-23 Listed $189,000 MARMLS