726 NE 92nd St Unit 6L · Miami Shores, FL 33138

$320,000

2 bd · 1.0 ba · 804 sqft · Condo public records · 89 Days on market

Built 1949 $470/mo HOA · 15% 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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 2 Bedroom / 2 Bath Condo CENTRALLY Located in MAIMI SHORES!! This UPDATED Unit Features: IMPACT Windows & Door, Tile & Carpet throughout, CENTRAL AC, UPDATED Kitchen & Bathroom, Gas Stove, and Screen in PRIVATE Lanai. WALKING Distance to Shopping, Restaurants, Banks, PUBLIC Transportation, Beaches, and Highways. LAUNDRY Facilities on Site.

Key facts

• Central ac
• Terracotta floors
• Gas range

Tags

• FULLY RENOVATED OPEN KITCHEN
• GAS RANGE
• TERRACOTTA FLOORS
• DESIGNATED SCREENED-IN TERRACE
• IMPACT WINDOWS
• CENTRAL AC

Property features AI

Finance

• Financial info: Pets: Cats allowed
• HOA & community: Monthly association fee ($470) covering insurance, laundry, grounds maintenance, structure maintenance, reserve fund, roof, sewer, trash, and water; Community amenities include laundry, barbecue, and picnic area

Exterior

• Parking: Carport (1 space); One covered space
• Security: Security/high impact doors; Impact glass windows
• Utilities: Cable available
• Home design: 2 stories; Entry on level 1; Faces east; Attached property
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Enclosed porch; Porch (screened); Security/high impact doors; Exterior lighting

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Terrazzo; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Built-in features; Closet cabinetry; Dining area; Separate/formal dining room; French doors/atrium doors; First floor entry; Main level primary; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (5.6% below list).
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $301k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#130 in FL, #1,936 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: crime D, amenities 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 flat; 368 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,205/mo this rent would consume 51% of the median local household income ($75k/yr) (locally 2049% 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 $10k 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 89 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,800 (6.0% 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 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. Crime grade is D 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?
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: 1.00% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-66,426
• Equity at exit: $47,713

10-year hold

• IRR: -26.6%
• Equity multiple: -0.09×
• Total profit: $-97,575
• Equity at exit: $27,668

Cash invested: $89,600 (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 33138

• Rents YoY: 0.3%
• Active inventory: 368
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,205 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$353 /mo · $4,230/yr
• Insurance: −$133
• HOA: −$470
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-102

Break-even live

Break-even rent $3,334

Max offer price $301,991

Occupancy floor 98%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $470 · $5,640/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $320,000 Active 89 DOM
2. 2026-06-17
   days on market $320,000 Active 88 DOM
3. 2026-06-16
   days on market $320,000 Active 87 DOM
4. 2026-06-15
   days on market $320,000 Active 86 DOM
5. 2026-06-13
   days on market $320,000 Active 84 DOM
6. 2026-06-09
   days on market $320,000 Active 80 DOM
7. 2026-06-08
   days on market $320,000 Active 79 DOM
8. 2026-06-07
   days on market $320,000 Active 78 DOM
9. 2026-06-04
   days on market $320,000 Active 75 DOM
10. 2026-06-03
    days on market $320,000 Active 74 DOM
11. 2026-06-02
    days on market $320,000 Active 73 DOM
12. 2026-06-01
    days on market $320,000 Active 72 DOM
13. 2026-05-31
    days on market $320,000 Active 71 DOM
14. 2026-05-13
    price $320,000
15. 2026-05-11
    status Active
16. 2026-02-06
    status Pending
17. 2025-12-16
    listed $320,999 Active
18. 2023-06-02
    soldstatus $290,000
19. 2023-05-26
    soldstatus $290,000 Closed 368-char remark

    Show marketing remark (368 chars)

    SPACIOUS 2 Bedroom / 2 Bath Condo CENTRALLY Located in MAIMI SHORES!! This UPDATED Unit Features: IMPACT Windows & Door, Tile & Carpet throughout, CENTRAL AC, UPDATED Kitchen & Bathroom, Gas Stove, and Screen in PRIVATE Lanai. WALKING Distance to Shopping, Restaurants, Banks, PUBLIC Transportation, Beaches, and Highways. LAUNDRY Facilities on Site.

20. 2023-05-18
    status Pending 368-char remark

    Show marketing remark (368 chars)

    SPACIOUS 2 Bedroom / 2 Bath Condo CENTRALLY Located in MAIMI SHORES!! This UPDATED Unit Features: IMPACT Windows & Door, Tile & Carpet throughout, CENTRAL AC, UPDATED Kitchen & Bathroom, Gas Stove, and Screen in PRIVATE Lanai. WALKING Distance to Shopping, Restaurants, Banks, PUBLIC Transportation, Beaches, and Highways. LAUNDRY Facilities on Site.

21. 2023-04-20
    historical Active Under Contract 368-char remark

    Show marketing remark (368 chars)

    SPACIOUS 2 Bedroom / 2 Bath Condo CENTRALLY Located in MAIMI SHORES!! This UPDATED Unit Features: IMPACT Windows & Door, Tile & Carpet throughout, CENTRAL AC, UPDATED Kitchen & Bathroom, Gas Stove, and Screen in PRIVATE Lanai. WALKING Distance to Shopping, Restaurants, Banks, PUBLIC Transportation, Beaches, and Highways. LAUNDRY Facilities on Site.

22. 2023-03-17
    listed $269,000 Active 368-char remark

    Show marketing remark (368 chars)

    SPACIOUS 2 Bedroom / 2 Bath Condo CENTRALLY Located in MAIMI SHORES!! This UPDATED Unit Features: IMPACT Windows & Door, Tile & Carpet throughout, CENTRAL AC, UPDATED Kitchen & Bathroom, Gas Stove, and Screen in PRIVATE Lanai. WALKING Distance to Shopping, Restaurants, Banks, PUBLIC Transportation, Beaches, and Highways. LAUNDRY Facilities on Site.

23. 1998-05-27
    soldstatus $55,500
24. 1994-06-02
    soldstatus $35,000
25. 1991-05-10
    soldstatus $29,000
26. 1981-01-01
    soldstatus $42,000

ⓘ 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: $4,230 · $353/mo
• Projected year-2 tax: $4,230 · $353/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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥103°F today · 19 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: $38,461
• − Mortgage interest: −$17,925
• − Property taxes: −$4,230
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,077
• − Management: −$3,077
• − HOA: −$5,640
• − Depreciation: −$9,309
• Taxable loss: −$6,397
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $312/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 Shores

• Score: 80/100
• State rank: #130
• US rank: #1936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Shores, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,980
• Household income: $75,051
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2049.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 29% Black 29% Two or more races 21% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 11% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 16% Estonian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 39% French/Haitian/Cajun 19% 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: ▼ -890.01%
• Current HPI: 551.4791
• Rent YoY: ▲ 0.33%
• 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

+661.9% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $320,000 MARMLS
• 2026-05-11 Relisted — MARMLS
• 2026-02-06 Pending — MARMLS
• 2025-12-16 Listed $320,999 MARMLS
• 2023-06-02 Sold (Public Records) $290,000 Public Records
• 2023-05-26 Sold (MLS) $290,000 MARMLS
• 2023-05-18 Pending — MARMLS
• 2023-04-20 Contingent — MARMLS
• 2023-03-17 Listed $269,000 MARMLS
• 1998-05-27 Sold (Public Records) $55,500 Public Records
• 1994-06-02 Sold (Public Records) $35,000 Public Records
• 1991-05-10 Sold (Public Records) $29,000 Public Records
• 1981-01-01 Sold (Public Records) $42,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $4,230 · -13.3% YoY. Source: county tax records.