9460 Fontainebleau Blvd #519 · Fountainebleau, FL 33172

$250,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 1 Days on market

Built 1972 $34/mo HOA · 2% 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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Appreciation +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

BEAUTIFUL CONDO, EXCELLENT CONDITIONS, WITH BALCONY AND INCREIBLE VIEW, DONT MISS THIS OPPORTUNITY, READY TO MOVE IN !!!!!

Key facts

• Corner condo unit
• Clubhouse
• Double balcony

Tags

• CORNER CONDO UNIT
• DOUBLE BALCONY
• TENNIS COURTS
• POOL
• GYM
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Annual association fee of $150; Community amenities: Pool, Tennis courts

Exterior

• Parking: Assigned parking
• Utilities: Has cooling; Has heating
• Home design: Attached property; 5 stories
• Construction: Block construction; Effective year built

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.4% below list).
• Recommended offer: $226k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 6.4% vs local median 3.8% in Fountainebleau — 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 81/100 on livability (#87 in FL, #1,407 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, amenities 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 soft (-1.5%/yr); 157 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 43% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,191 (9.5% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.2

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-55,578
• Equity at exit: $37,276

10-year hold

• IRR: -32.5%
• Equity multiple: -0.21×
• Total profit: $-84,475
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

ZIP-level market 33172

• Home prices YoY: -1.1%
• Rents YoY: -1.5%
• Active inventory: 157
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$323 /mo · $3,877/yr
• Insurance: −$104
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$34
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-135

Break-even live

Break-even rent $2,436

Max offer price $226,191

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9440 Fontainebleau Blvd #406 Miami, FL	1.0	1.0	676	$1,750	$2.59	2d	1	0.07mi
9440 Fontainebleau Blvd #406 Miami, FL	1.0	1.0	676	$1,750	$2.59	3d	1	0.07mi
9360 Fontainebleau Blvd #309 Miami, FL	2.0	1.0	690	$1,950	$2.83	3d	1	0.11mi
9443 Fontainebleau Blvd #209 Miami, FL	2.0	2.0	1000	$2,400	$2.40	24d	1	0.12mi
9443 Fontainebleau Blvd Unit 2 Miami, FL	2.0	2.0	1000	$2,400	$2.40	5d	1	0.12mi
9350 Fontainebleau Blvd Miami, FL	1.0–2.0	1.0–2.0	780	$2,400	$3.08	24d	2	0.13mi
9350 Fontainebleau Blvd #513 Miami, FL	2.0	1.0	690	$1,700	$2.46	24d	1	0.14mi
9445 Fontainebleau Blvd #201 Miami, FL	2.0	2.0	1000	$2,300	$2.30	10d	1	0.15mi
9445 Fontainebleau Blvd #201 Miami, FL	2.0	2.0	1000	$2,300	$2.30	19d	1	0.15mi
9682 Fontainebleau Blvd #603 Miami, FL	2.0	2.0	914	$2,295	$2.51	13d	1	0.15mi
9688 Fontainebleau Blvd #706 Miami, FL	1.0	1.0	813	$1,925	$2.37	24d	1	0.18mi
9405 Fontainebleau Blvd #205 Miami, FL	2.0	2.0	1000	$2,350	$2.35	7d	1	0.18mi
9517 Fontainebleau Blvd Miami, FL	3.0	1.0–2.0	875	$2,513	$2.87	1d	34	0.18mi
9686 Fontainebleau Blvd #301 Miami, FL	2.0	2.0	914	$2,000	$2.19	7d	1	0.18mi
9686 Fontainebleau Blvd #301 Miami, FL	2.0	2.0	914	$2,150	$2.35	17d	1	0.18mi
9688 Fontainebleau Blvd Miami, FL	1.0	1.0	813	$1,862	$2.29	22d	2	0.18mi
9407 Fontainebleau Blvd #106 Miami, FL	2.0	2.0	1000	$2,500	$2.50	24d	1	0.21mi
9320 Fontainebleau Blvd #301 Miami, FL	2.0	2.0	870	$2,300	$2.64	24d	1	0.22mi
9320 Fontainebleau Blvd Miami, FL	2.0	2.0	940	$2,250	$2.39	2d	3	0.23mi
9320 Fontainebleau Blvd Miami, FL	2.0	2.0	940	$2,275	$2.42	20d	2	0.23mi
9310 Fontainebleau Blvd Miami, FL	1.0	1.0	690	$2,200	$3.19	24d	1	0.26mi
9310 Fontainebleau Blvd Miami, FL	1.0–2.0	1.0	690	$2,200	$3.19	14d	2	0.26mi
9411 Fontainebleau Blvd #108 Miami, FL	2.0	2.0	1000	$2,450	$2.45	2d	1	0.26mi
9411 Fontainebleau Blvd #108 Miami, FL	2.0	2.0	1000	$2,450	$2.45	22d	1	0.26mi
9150 Fontainebleau Blvd Unit 203-2 Miami, FL	1.0	1.0	776	$1,875	$2.42	24d	1	0.26mi
9701 Fontainebleau Blvd Unit C203 Miami, FL	2.0	2.0	1067	$2,400	$2.25	7d	1	0.30mi
9701 Fontainebleau Blvd Unit C203 Miami, FL	2.0	2.0	1067	$2,500	$2.34	24d	1	0.30mi
9711 Fontainebleau Blvd Unit D203 Miami, FL	2.0	2.0	1067	$2,400	$2.25	14d	1	0.33mi
9711 Fontainebleau Blvd Unit D101 Miami, FL	2.0	1.0	999	$2,400	$2.40	24d	1	0.33mi
9711 Fontainebleau Blvd Unit 105D Miami, FL	2.0	1.0	999	$2,350	$2.35	5d	1	0.33mi
9711 Fontainebleau Blvd Unit 105D Miami, FL	2.0	1.0	999	$2,350	$2.35	14d	1	0.33mi
9429 Fontainebleau Blvd Unit 201-33 Miami, FL	2.0	2.0	1000	$2,500	$2.50	14d	1	0.34mi
9429 Fontainebleau Blvd Unit 201-33 Miami, FL	2.0	2.0	1000	$2,400	$2.40	5d	1	0.34mi
9371 Fontainebleau Blvd Unit I205 Miami, FL	1.0	1.5	1125	$2,100	$1.87	20d	1	0.34mi
9250 Fontainebleau Blvd #202 Miami, FL	2.0	2.0	1113	$2,200	$1.98	12d	1	0.35mi
9705 Fontainebleau Blvd Unit B108 Miami, FL	1.0	1.0	964	$2,000	$2.07	11d	1	0.35mi
9210 Fontainebleau Blvd #506 Miami, FL	2.0	2.0	1113	$2,200	$1.98	24d	1	0.36mi
9715 Fontainebleau Blvd Unit E209 Miami, FL	2.0	2.0	1067	$2,450	$2.30	7d	1	0.36mi
9120 Fontainebleau Blvd Miami, FL	1.0–2.0	1.0–2.0	988	$2,250	$2.28	18d	2	0.36mi
901 NW 97th Ave Miami, FL	1.0–3.0	1.0–2.0	981	$2,836	$2.89	1d	31	0.37mi

HOA detail condo

• Monthly dues: $34 · $408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 352-char remark
2. 2026-06-17
   listed $250,000 Active 1 DOM

ⓘ 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: $3,877 · $323/mo
• Projected year-2 tax: $3,877 · $323/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 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°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: $27,182
• − Mortgage interest: −$14,004
• − Property taxes: −$3,877
• − Insurance: −$3,074
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − HOA: −$408
• − Depreciation: −$7,273
• Taxable loss: −$5,803
• Est. tax savings @ 24.0%: +$1,393
• After-tax cash flow: $-225/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 — Fountainebleau

• Score: 81/100
• State rank: #87
• US rank: #1407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountainebleau, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 35,056
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 39,101
• Household income: $63,023
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 2678.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 41% White 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 41% Dominican 3% Salvadoran 1%
• Foreign-born: 72% · Canada, Jamaica, Dominican Republic
• Languages at home: 11% English-only · Spanish 85% Other Indo-European 2% 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: ▼ -3.72%
• Current HPI: 324.8183
• Rent YoY: ▼ -1.51%
• 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

+11.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $250,000 MARMLS
• 2007-01-24 Sold (Public Records) $225,000 Public Records
• 2007-01-05 Sold (MLS) $225,000 MARMLS

Property tax history

+13.9%/yr

Latest (2025): $3,877 · +2.9% YoY. Source: county tax records.