1250 S Miami Ave #2310 · Miami, FL 33130

$390,000

1 bd · 1.0 ba · 838 sqft · Condo public records · 115 Days on market

Built 2004 $940/mo HOA · 26% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0

Listing remarks

Great opportunity in the heart of Brickell! Spacious and updated 1 bed / 1.5 bath, fully furnished and move-in ready. Bright interiors, modern finishes, and top amenities. A flex space built with drywall offers the option to use it as an office or additional room. Building allows 3-month minimum rentals—offering excellent flexibility for owners and investors alike.

Key facts

• Move-in ready
• Flex space
• Top amenities

Tags

• FLEX SPACE
• TOP AMENITIES
• FULLY FURNISHED
• MOVE-IN READY

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association amenities: fitness center, barbecue, picnic area, pool, spa/hot tub, storage, elevator(s); Association fee covers common areas, structure maintenance, pool(s), and roof

Exterior

• Parking: Assigned parking (valet); One covered space; 1-car garage
• Security: Secured elevator; Fire alarm; Secured garage/parking
• Home design: High-rise building (36 stories); Property attached; Entry on level 23; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Security/high impact doors

Interior

• Kitchen: Dishwasher; Disposal; Electric water heater
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closet cabinetry; Elevator; Sitting area in primary

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $390k.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (41.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (5.8% below list).
• Recommended offer: $228k (41.4% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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: Southside Preparatory Academy (math 54% / reading 61%, grade C+, #764 of 2,144 statewide, top 36%, 929 students, 39% FRL); Shenandoah Middle School (math 34% / reading 44%, grade F, #381 of 571 statewide, top 67%, 1,296 students, 72% FRL); Booker T. Washington Senior High (math 12% / reading 19%, grade F, #604 of 667 statewide, top 91%, 1,014 students, 60% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-12 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 (-0.5%/yr); 642 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,674/mo this rent would consume 72% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 115 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $66/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,372 (41.4% 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 115 days. Have you received any prior offers? Is the seller open to a 41% 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 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?
9. 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?
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: 0.94% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: -0.02×
• Total profit: $-111,355
• Equity at exit: $79,572

10-year hold

• IRR: -29.7%
• Equity multiple: -0.76×
• Total profit: $-192,430
• Equity at exit: $71,688

Cash invested: $109,200 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 642
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,674 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$603 /mo · $7,239/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$940
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $-915

Break-even live

Break-even rent $4,832

Max offer price $228,372

Occupancy floor —

Sensitivity live

Price	-10% $-694	-5% $-805	+0% $-915	+5% $-1,025	+10% $-1,136
Rent	-10% $-1,205	-5% $-1,060	+0% $-915	+5% $-770	+10% $-625
Rate	-1.0pp $-719	-0.5pp $-816	base $-915	+0.5pp $-1,016	+1.0pp $-1,119

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 NE 1st Ave Unit 1227496P Miami, FL	3.0	1.0–3.0	904	$8,354	$9.24	0d	4	1.29mi

HOA detail condo

• Monthly dues: $940 · $11,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-07
   status $390,000 Pending 115 DOM
2. 2026-06-04
   days on market $390,000 Active 115 DOM
3. 2026-06-03
   days on market $390,000 Active 114 DOM
4. 2026-06-02
   days on market $390,000 Active 113 DOM
5. 2026-06-01
   days on market $390,000 Active 112 DOM
6. 2026-05-31
   days on market $390,000 Active 111 DOM
7. 2026-02-06
   listed $390,000 Active
8. 2025-08-26
   historical $3,445
9. 2025-08-25
   historical
10. 2025-08-11
    listed $3,445
11. 2025-06-06
    listed $459,000 Active
12. 2025-06-06
    historical
13. 2025-03-26
    price $475,000
14. 2025-02-10
    listed $490,000 Active
15. 2025-01-30
    historical
16. 2024-10-15
    price $498,000
17. 2024-07-30
    listed $510,000 Active
18. 2023-03-08
    soldstatus $420,000
19. 2023-02-27
    soldstatus $420,000 Closed
20. 2023-01-20
    historical Active Under Contract
21. 2023-01-03
    price $420,000
22. 2022-10-07
    listed $440,000 Active
23. 2020-05-01
    historical
24. 2020-01-15
    listed $278,000 Active
25. 2014-05-07
    historical
26. 2014-05-06
    price $360,000
27. 2014-04-21
    listed $380,000 Active
28. 2012-06-07
    soldstatus $229,000
29. 2012-05-17
    soldstatus $229,000
30. 2012-01-18
    soldstatus $175,000
31. 2012-01-17
    soldstatus $175,000
32. 2007-01-19
    soldstatus $600,000
33. 2004-12-23
    soldstatus $82,500,000

ⓘ 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: $7,239 · $603/mo
• Projected year-2 tax: $7,239 · $603/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 24 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: $44,088
• − Mortgage interest: −$21,846
• − Property taxes: −$7,239
• − Insurance: −$2,748
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − HOA: −$11,280
• − Depreciation: −$11,345
• Taxable loss: −$17,424
• Est. tax savings @ 24.0%: +$4,182
• After-tax cash flow: $-6,798/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

-99.5% since first listed

27 events — show timeline

• 2026-02-06 Listed $390,000 MARMLS
• 2025-08-26 Rental Removed $3,445 MARMLS
• 2025-08-25 Listing Removed — MARMLS
• 2025-08-11 Listed for Rent $3,445 MARMLS
• 2025-06-06 Listing Removed — MARMLS
• 2025-06-06 Listed $459,000 MARMLS
• 2025-03-26 Price Changed $475,000 MARMLS
• 2025-02-10 Listed $490,000 MARMLS
• 2025-01-30 Listing Removed — MARMLS
• 2024-10-15 Price Changed $498,000 MARMLS
• 2024-07-30 Listed $510,000 MARMLS
• 2023-03-08 Sold (Public Records) $420,000 Public Records
• 2023-02-27 Sold (MLS) $420,000 MARMLS
• 2023-01-20 Contingent — MARMLS
• 2023-01-03 Price Changed $420,000 MARMLS
• 2022-10-07 Listed $440,000 MARMLS
• 2020-05-01 Listing Removed — MARMLS
• 2020-01-15 Listed $278,000 MARMLS
• 2014-05-07 Listing Removed — MARMLS
• 2014-05-06 Price Changed $360,000 MARMLS
• 2014-04-21 Listed $380,000 MARMLS
• 2012-06-07 Sold (Public Records) $229,000 Public Records
• 2012-05-17 Sold (MLS) $229,000 MARMLS
• 2012-01-18 Sold (Public Records) $175,000 Public Records
• 2012-01-17 Sold (MLS) $175,000 MARMLS
• 2007-01-19 Sold (Public Records) $600,000 Public Records
• 2004-12-23 Sold (Public Records) $82,500,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $7,239 · -0.4% YoY. Source: county tax records.