2441 SW 31st Ave #303 · Miami, FL 33145

$250,000

1 bd · 1.0 ba · 558 sqft · Condo public records · 106 Days on market

Built 1993 $287/mo HOA · 9% of rent

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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 +21.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.7/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great 1 bedroom, 1 bathroom apartment in a central location! Only a few blocks from Coral Way, Coral Gables & Coconut Grove. This spacious unit features 1 oversized bedrooms, balcony with open view and lots of sunlight, 1 gated parking space. Community laundry on each floor. Located close to shops, restaurants, easy access to major highways and public transportation and much more.

Key facts

• Gated parking space
• $287 HOA
• Garage

Tags

• BALCONY WITH OPEN VIEW
• GATED PARKING SPACE
• EASY ACCESS TO MAJOR HIGHWAYS
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with conditions or restrictions
• HOA & community: Monthly association fee; Association fee: $287 per month; Building amenities include elevators

Exterior

• Parking: 1 covered garage space; One parking space
• Security: Complex fenced
• Home design: 3-story building; Property attached (unit in a multi-unit building); Effective year built
• Construction: Block construction
• Exterior features: Fenced property; Complex is fenced

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: Rents rising (+2.7%/yr); 225 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,025/mo this rent would consume 49% of the median local household income ($74k/yr) (locally 1517% 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 $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

• It's been on market 106 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 13058% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $250k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.21% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.73% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-18,554
• Equity at exit: $37,276

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,479
• 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 33145

• Rents YoY: 2.7%
• Active inventory: 225
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,025 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$104
• HOA: −$287
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $354

Break-even live

Break-even rent $2,577

Max offer price $250,000

Occupancy floor 83%

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: —

HOA detail condo

• Monthly dues: $287 · $3,444/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 106 DOM
2. 2026-06-17
   days on market $250,000 Active 105 DOM
3. 2026-06-16
   days on market $250,000 Active 104 DOM
4. 2026-06-15
   days on market $250,000 Active 103 DOM
5. 2026-06-13
   days on market $250,000 Active 101 DOM
6. 2026-06-09
   days on market $250,000 Active 97 DOM
7. 2026-06-08
   days on market $250,000 Active 96 DOM
8. 2026-06-07
   days on market $250,000 Active 95 DOM
9. 2026-06-04
   days on market $250,000 Active 92 DOM
10. 2026-06-03
    days on market $250,000 Active 91 DOM
11. 2026-06-02
    days on market $250,000 Active 90 DOM
12. 2026-06-01
    days on market $250,000 Active 89 DOM
13. 2026-05-31
    days on market $250,000 Active 88 DOM
14. 2026-04-15
    listed $1,900
15. 2026-04-03
    price $250,000
16. 2026-03-04
    listed $255,000 Active
17. 2018-03-30
    historical
18. 2018-03-15
    historical
19. 2018-03-05
    listed $205,000 Active
20. 2016-11-23
    listed $205,000
21. 2014-05-16
    historical
22. 2014-05-14
    status Active
23. 2014-05-01
    status Pending
24. 2014-04-25
    historical
25. 2014-04-02
    listed $132,000 Active
26. 2012-09-21
    soldstatus $88,000
27. 2012-08-23
    soldstatus $88,000
28. 2011-04-08
    soldstatus $60,000

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/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 X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 25 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: $36,306
• − Mortgage interest: −$14,004
• − Property taxes: −$4,008
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − HOA: −$3,444
• − Depreciation: −$7,273
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $4,123/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): 29,761
• Household income: $73,995
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1517.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 51% White 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 41% Dominican 2% Salvadoran 2%
• Common ancestry: Estonian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 59% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 83% 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: ▼ -657.80%
• Current HPI: 485.4573
• Rent YoY: ▲ 2.73%
• 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

-96.8% since first listed

15 events — show timeline

• 2026-04-15 Listed for Rent $1,900 MARMLS
• 2026-04-03 Price Changed $250,000 MARMLS
• 2026-03-04 Listed $255,000 MARMLS
• 2018-03-30 Listing Removed — MARMLS
• 2018-03-15 Listing Removed — MARMLS
• 2018-03-05 Listed $205,000 MARMLS
• 2016-11-23 Listed $205,000 MARMLS
• 2014-05-16 Listing Removed — MARMLS
• 2014-05-14 Relisted — MARMLS
• 2014-05-01 Pending — MARMLS
• 2014-04-25 Listing Removed — MARMLS
• 2014-04-02 Listed $132,000 MARMLS
• 2012-09-21 Sold (Public Records) $88,000 Public Records
• 2012-08-23 Sold (MLS) $88,000 MARMLS
• 2011-04-08 Sold (MLS) $60,000 MARMLS

Property tax history

+5.8%/yr

Latest (2025): $4,008 · +4.6% YoY. Source: county tax records.