5300 NW 87th Ave #306 · Doral, FL 33178

$118,000

1 bd · 1.0 ba · 705 sqft · Condo public records · 241 Days on market

Built 2007 $1058/mo HOA · 43% of rent ↓ 12% since listing

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Why this score? — see what drove the C 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 +17.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

Amazing fully furnished Studio at Providence Doral at The Blue. The unit # 306 is located in the third building next to the pool and front desk. The owners and guests can also enjoy a full list of massage and beauty services spa, an equipped 24-hour fitness center, excellent restaurant and resort style, pool on site. Located right in the heart of Doral and walking distance to Downtown Doral and the Trump National Hotel and Golf Course, and just a short drive to City Place Doral, the airport, and Brickell/Downtown/Beaches. Condo Association fee includes all utilities and amenities, electricity, hot water, cable, WIFI, 24 hour security. Owners can stay for up to 6 months per year. Unit can be

Key facts

• Excellent restaurant
• Resort style pool
• Hotel-resort program

Tags

• FULLY FURNISHED
• HOTEL-RESORT PROGRAM
• 24 HOUR FITNESS CENTER
• EXCELLENT RESTAURANT
• RESORT STYLE POOL
• 24 HOUR SECURITY

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities; Amenities include elevator(s), fitness center, and pool

Exterior

• Parking: 1 covered garage space; Open parking space
• Security: Complex fenced
• Utilities: Central heating; Central air conditioning
• Home design: Attached property; 2 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Complex fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Den
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; First floor entry; Elevator; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $-57 ($-688/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.8% in Doral — 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 80/100 on livability (#122 in FL, #1,868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D, 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: John I. Smith K-8 Center (math 57% / reading 58%, grade C+, #764 of 2,144 statewide, top 36%, 1,001 students, 31% FRL); Ruben Dario Middle School (math 32% / reading 45%, grade F, #384 of 571 statewide, top 68%, 549 students, 62% FRL); J.C. Bermudez Doral Senior High (math 32% / reading 39%, grade F, #367 of 667 statewide, top 57%, 859 students, 31% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.1%/yr); 483 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 31% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $513 of equity ($816 loan paydown + $-303 appreciation (-0.3% local appreciation)).
• 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 241 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 43% of rent.
• Climate carrying-cost: in FEMA flood zone AH (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 $103,840 (12.0% 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 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.11% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.26% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.55×
• Total profit: $-15,028
• Equity at exit: $32,757

10-year hold

• IRR: -10.3%
• Equity multiple: 0.13×
• Total profit: $-28,886
• Equity at exit: $38,193

Cash invested: $33,040 (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 33178

• Home prices YoY: -0.1%
• Rents YoY: -1.1%
• Active inventory: 483
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,486 high
• Mortgage (P&I): −$619
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$49
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,058
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-57

Break-even live

Break-even rent $2,559

Max offer price $107,868

Occupancy floor 97%

Sensitivity live

Price	-10% $9	-5% $-24	+0% $-57	+5% $-91	+10% $-124
Rent	-10% $-254	-5% $-156	+0% $-57	+5% $41	+10% $139
Rate	-1.0pp $2	-0.5pp $-27	base $-57	+0.5pp $-88	+1.0pp $-119

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Paseo Blvd Unit 1007 Doral, FL	1.0	1.0	698	$2,700	$3.87	4d	1	0.11mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,700	$3.00	9d	3	0.11mi
5300 Paseo Blvd Doral, FL	1.0–2.0	1.0–2.0	900	$2,600	$2.89	3d	4	0.11mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,650	$2.63	19d	6	0.16mi
5252 NW 85th Ave Doral, FL	1.0–3.0	1.0–2.0	1008	$2,700	$2.68	0d	6	0.16mi
5350 NW 84th Ave Doral, FL	3.0	1.0–3.0	904	$3,167	$3.50	0d	11	0.20mi
5350 NW 84th Ave Unit 1022290P Doral, FL	1.0	1.0	656	$3,880	$5.91	15d	1	0.20mi
5250 NW 84th Ave Doral, FL	1.0–3.0	1.0–2.0	979	$2,458	$2.51	0d	38	0.24mi
4760 NW 85th Ave Miami, FL	3.0	1.0–2.0	999	$3,032	$3.03	0d	17	0.31mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$1,950	$2.23	3d	3	0.41mi
8290 Lake Dr Doral, FL	1.0–2.0	1.0–2.0	873	$2,000	$2.29	4d	3	0.41mi
4740 NW 84th Ct Unit 43A Doral, FL	—	1.0	600	$1,690	$2.82	14d	1	0.43mi
4740 NW 84th Ave Miami, FL	—	1.0	600	$1,690	$2.82	18d	1	0.43mi
8150 NW 53rd St Doral, FL	1.0–3.0	1.0–2.0	999	$2,467	$2.47	0d	19	0.53mi
8160 Geneva Ct Doral, FL	1.0	1.0	710	$1,950	$2.75	9d	4	0.58mi
8100 Geneva Ct Doral, FL	1.0–2.0	1.0–2.0	851	$2,000	$2.35	9d	1	0.65mi
8100 Geneva Ct Doral, FL	1.0–2.0	1.0–2.0	851	$1,875	$2.20	6d	2	0.65mi
8100 Geneva Ct #233 Doral, FL	1.0	1.0	710	$1,950	$2.75	19d	1	0.66mi
8100 Geneva Ct #345 Doral, FL	1.0	1.0	710	$2,000	$2.82	16d	1	0.66mi
8803 NW 41st St Unit 8803 Doral, FL	1.0	1.0	738	$2,259	$3.06	26d	1	0.67mi
8425 NW 41st St Doral, FL	1.0–3.0	1.0–2.0	991	$2,354	$2.38	0d	36	0.68mi
8800 NW 36th St #14 Doral, FL	1.0	1.0	706	$3,140	$4.45	22d	1	0.77mi
8902 Doral Blvd Unit 402 Doral, FL	1.0	1.0	720	$2,250	$3.12	9d	1	0.78mi
8800 Doral Blvd Doral, FL	3.0	1.0–2.0	977	$2,711	$2.77	0d	42	0.79mi
4400 NW 79th Ave Doral, FL	1.0–3.0	1.0–2.0	900	$2,270	$2.52	0d	6	0.86mi
3555 NW 83rd Ave Doral, FL	2.0	1.0–2.0	848	$2,582	$3.04	0d	32	0.95mi
8401 NW 34th Ter Doral, FL	2.0	1.0–2.0	840	$2,974	$3.54	0d	22	0.99mi
9400 NW 41st St Doral, FL	1.0	1.0	759	$2,511	$3.31	0d	9	1.01mi
3300 NW 87th Ave Unit 309 Doral, FL	—	1.0	520	$2,150	$4.13	9d	1	1.04mi
3450 NW 85th Ct Doral, FL	3.0	1.0–2.0	971	$2,581	$2.66	0d	28	1.04mi
3940 NW 79th Ave Doral, FL	3.0	1.0–3.0	1040	$2,907	$2.79	0d	1	1.05mi
9480 NW 41st St Unit 3542 Doral, FL	1.0	1.0	702	$2,257	$3.22	4d	1	1.05mi
3368 NW 84th Ave Miami, FL	1.0	1.0	700	$2,319	$3.31	9d	1	1.10mi
8430 NW 33rd Ter Unit 33 Doral, FL	1.0	1.0	715	$2,400	$3.36	9d	1	1.12mi
7902 NW 36th St Unit 705 Miami, FL	—	1.0	525	$2,150	$4.10	9d	1	1.13mi
10000 NW 45th Ter Doral, FL	1.0–3.0	1.0–3.0	1088	$2,125	$1.95	0d	21	1.40mi

HOA detail condo

• Monthly dues: $1,058 · $12,696/yr
• Likely covers: waterelectricinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $118,000 Active 241 DOM
2. 2026-06-18
   days on market $118,000 Active 238 DOM
3. 2026-06-17
   days on market $118,000 Active 237 DOM
4. 2026-06-16
   days on market $118,000 Active 236 DOM
5. 2026-06-15
   price $118,000 Active 235 DOM
6. 2026-06-15
   days on market $119,000 Active 235 DOM
7. 2026-06-13
   days on market $119,000 Active 233 DOM
8. 2026-06-09
   days on market $119,000 Active 229 DOM
9. 2026-06-08
   days on market $119,000 Active 228 DOM
10. 2026-06-08
    days on market $119,000 Active 227 DOM
11. 2026-06-04
    days on market $119,000 Active 224 DOM
12. 2026-06-03
    days on market $119,000 Active 223 DOM
13. 2026-06-02
    days on market $119,000 Active 222 DOM
14. 2026-06-01
    days on market $119,000 Active 221 DOM
15. 2026-05-31
    days on market $119,000 Active 220 DOM
16. 2026-05-04
    price $119,000
17. 2026-04-27
    price $120,000
18. 2026-04-13
    price $125,000
19. 2026-02-27
    price $128,000
20. 2025-10-23
    listed $135,000 Active

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $1,722 · $144/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $29,836
• − Mortgage interest: −$6,610
• − Property taxes: −$1,722
• − Insurance: −$2,414
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − HOA: −$12,696
• − Depreciation: −$3,433
• Taxable loss: −$1,813
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $-253/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 — Doral

• Score: 80/100
• State rank: #122
• US rank: #1868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doral, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 67,789
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 67,789
• Household income: $96,653
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 3658.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 34% White 11% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 8% Dominican 3% Salvadoran 2%
• Common ancestry: Estonian 2% Russian 1% Italian 1%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 12% English-only · Spanish 82% Other Indo-European 4% Other Asian/Pacific 1%

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: ▼ -0.26%
• Current HPI: 310.2015
• Rent YoY: ▼ -1.09%
• 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

-11.9% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $119,000 MARMLS
• 2026-04-27 Price Changed $120,000 MARMLS
• 2026-04-13 Price Changed $125,000 MARMLS
• 2026-02-27 Price Changed $128,000 MARMLS
• 2025-10-23 Listed $135,000 MARMLS

Property tax history

-5.4%/yr

Latest (2025): $1,722 · -4.9% YoY. Source: county tax records.