10090 NW 80th Ct #1540 · Hialeah Gardens, FL 33016

$245,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 111 Days on market

Built 1978 $264/mo HOA · 12% 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious condo ideally located in the heart of Hialeah, offering direct pool views and a great layout with plenty of potential. Featuring impact windows and doors throughout, this unit provides added comfort and peace of mind. Priced as the best value in the community, this is an excellent opportunity for buyers looking to customize a space to their liking or for investors seeking strong upside. Enjoy low maintenance fees and no current assessments, making this a smart and affordable option in a highly desirable area.

Key facts

• No assessments
• $264 HOA
• Parking

Tags

• DIRECT VIEWS OF THE POOL
• IMPACT WINDOWS AND DOORS
• WELL MANAGED COMMUNITY
• VERY LOW MAINTENANCE FEE
• NO ASSESSMENTS

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: Monthly association fee; Association fee includes amenities, insurance, and water; Association amenities include a pool

Exterior

• Parking: Guest parking; One assigned space
• Security: Complex fenced; Security guard
• Utilities: Water included in association; Standard power and sewer (public utilities)
• Home design: 5-story building; Entry on level 5; Property is attached
• Construction: Block construction; Effective year built
• Exterior features: Security/high impact doors; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Impact glass windows; Pantry; Elevator; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (7.0% below list).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#23 in FL, #519 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D.
• 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; 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,278/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 2779% 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 $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 111 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $138k; list at $245k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,950 (9.0% 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 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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: 0.93% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-48,428
• Equity at exit: $36,530

10-year hold

• IRR: -23.4%
• Equity multiple: -0.01×
• Total profit: $-69,400
• Equity at exit: $21,183

Cash invested: $68,600 (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 33016

• Home prices YoY: -34.4%
• Rents YoY: 0.2%
• Active inventory: 146
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$264
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-40

Break-even live

Break-even rent $2,328

Max offer price $237,945

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $29	+0% $-40	+5% $-109	+10% $-179
Rent	-10% $-220	-5% $-130	+0% $-40	+5% $50	+10% $140
Rate	-1.0pp $83	-0.5pp $22	base $-40	+0.5pp $-103	+1.0pp $-168

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10090 NW 80th Ct #1350 Hialeah Gardens, FL	2.0	2.0	960	$2,150	$2.24	15d	1	0.02mi
10090 NW 80th Ct #1325 Hialeah Gardens, FL	2.0	2.0	960	$2,400	$2.50	12d	1	0.02mi
10090 NW 80th Ct #1202 Hialeah Gardens, FL	2.0	2.0	960	$2,095	$2.18	19d	1	0.02mi
10090 NW 80th Ct #1158 Hialeah Gardens, FL	2.0	2.0	960	$2,400	$2.50	5d	1	0.02mi
10090 NW 80th Ct #1447 Hialeah Gardens, FL	2.0	2.0	960	$2,250	$2.34	18d	1	0.02mi
10090 NW 80th Ct #1203 Hialeah Gardens, FL	2.0	2.0	960	$1,950	$2.03	4d	1	0.02mi
10090 NW 80th Ct #1123 Hialeah Gardens, FL	2.0	2.0	960	$2,150	$2.24	3d	1	0.02mi
10090 NW 80th Ct #1361 Hialeah Gardens, FL	2.0	2.0	960	$1,950	$2.03	22d	1	0.02mi
160 Royal Palm Rd #215 Hialeah, FL	1.0	1.0	644	$1,800	$2.80	11d	1	0.10mi
10000 NW 80th Ct Hialeah Gardens, FL	1.0–2.0	1.0–2.0	860	$2,200	$2.56	8d	3	0.11mi
10000 NW 80th Ct Hialeah Gardens, FL	1.0–2.0	1.0–2.0	860	$2,300	$2.67	3d	4	0.11mi
10000 NW 80th Ct Hialeah Gardens, FL	2.0	2.0	960	$2,050	$2.14	4d	2	0.11mi
140 Royal Palm Rd Hialeah Gardens, FL	2.0	1.0–1.5	646	$2,350	$3.63	21d	2	0.12mi
140 Royal Palm Rd Hialeah Gardens, FL	2.0	1.0–1.5	646	$2,350	$3.63	2d	2	0.12mi
9837 W Okeechobee Rd #805 Hialeah, FL	2.0	3.0	1100	$2,700	$2.45	15d	1	0.22mi
9917 W Okeechobee Rd Unit 3-510 Hialeah, FL	2.0	2.0	1000	$2,100	$2.10	8d	1	0.22mi
10101 W Okeechobee Rd #9202 Hialeah, FL	2.0	2.0	870	$2,350	$2.70	16d	1	0.28mi
10017 W Okeechobee Rd #202 Hialeah, FL	2.0	2.0	996	$2,200	$2.21	21d	1	0.28mi
2407 W 52nd Pl Unit 4-2 Hialeah, FL	2.0	1.5	900	$2,300	$2.56	25d	1	0.30mi
10019 W Okeechobee Rd #102 Hialeah, FL	2.0	2.0	996	$2,500	$2.51	6d	1	0.30mi
10101 W Okeechobee Rd Hialeah, FL	2.0	2.0	870	$2,250	$2.59	17d	2	0.31mi
5388 W 24th Ave #110 Hialeah, FL	2.0	1.5	962	$2,550	$2.65	5d	1	0.36mi
5375 W 23rd Ct Unit 14-10 Hialeah, FL	3.0	1.5	936	$2,550	$2.72	25d	1	0.38mi
5375 W 23rd Ct Unit 14-10 Hialeah, FL	3.0	1.5	936	$2,550	$2.72	8d	1	0.38mi
5461 W 24th Ave #67 Hialeah, FL	3.0	1.5	847	$2,400	$2.83	6d	1	0.42mi
5461 W 24th Ave #67 Hialeah, FL	3.0	1.5	847	$2,400	$2.83	11d	1	0.42mi
5461 W 24th Ave #18 Hialeah, FL	3.0	1.5	900	$2,700	$3.00	25d	1	0.42mi
5300 W 21st Ct #311 Hialeah, FL	2.0	2.0	812	$2,299	$2.83	25d	1	0.44mi
2669 W 52nd St Hialeah, FL	3.0	2.5	1058	$3,100	$2.93	25d	1	0.45mi
2669 W 52nd St Hialeah, FL	3.0	2.5	1058	$3,100	$2.93	22d	1	0.45mi
2669 W 52nd St #12 Hialeah, FL	3.0	2.5	1060	$3,100	$2.92	2d	1	0.45mi
5350 W 21st Ct #203 Hialeah, FL	2.0	2.0	812	$2,200	$2.71	11d	1	0.46mi
5350 W 21st Ct #203 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	5d	1	0.46mi
2260 W 55th St #2 Hialeah, FL	1.0	1.0	557	$1,750	$3.14	6d	1	0.48mi
5449 W 26th Ave #5449 Hialeah, FL	2.0	1.5	754	$2,300	$3.05	25d	1	0.48mi
5400 W 21st Ct #402 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	25d	1	0.48mi
5400 W 21st Ct #306 Hialeah, FL	2.0	2.0	812	$2,100	$2.59	8d	1	0.48mi
5420 W 21st Ct #110 Hialeah, FL	2.0	2.0	812	$2,300	$2.83	25d	1	0.49mi
2735 W 52nd St #502 Hialeah, FL	1.0	1.0	690	$1,800	$2.61	25d	1	0.50mi
2735 W 52nd St Hialeah, FL	1.0	1.0	690	$1,750	$2.54	13d	2	0.50mi

HOA detail condo

• Monthly dues: $264 · $3,168/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-04
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-30
   historical Active Under Contract
4. 2026-03-02
   status Active
5. 2026-02-10
   historical Active Under Contract
6. 2026-01-13
   listed $245,000 Active
7. 2018-02-08
   soldstatus $138,000
8. 2017-11-18
   status Pending
9. 2017-11-17
   historical
10. 2017-07-24
    price $142,000
11. 2017-07-18
    listed $145,000 Active
12. 2005-05-27
    soldstatus $109,900
13. 1997-07-17
    soldstatus $34,000
14. 1985-02-01
    soldstatus $31,500

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$568/yr (+$47/mo · 38.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 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: $27,335
• − Mortgage interest: −$13,724
• − Property taxes: −$1,466
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$3,168
• − Depreciation: −$7,127
• Taxable loss: −$4,546
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $612/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 — Hialeah Gardens

• Score: 85/100
• State rank: #23
• US rank: #519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hialeah Gardens, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 45,551
• Household income: $58,479
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2779.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 55% White 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 66% Dominican 3%
• Foreign-born: 71% · Canada, Jamaica, Dominican Republic
• Languages at home: 7% English-only · Spanish 92%

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: ▼ -161.68%
• Current HPI: 308.7622
• Rent YoY: ▲ 0.17%
• 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

+677.8% since first listed

14 events — show timeline

• 2026-05-04 Pending — MARMLS
• 2026-04-06 Relisted — MARMLS
• 2026-03-30 Contingent — MARMLS
• 2026-03-02 Relisted — MARMLS
• 2026-02-10 Contingent — MARMLS
• 2026-01-13 Listed $245,000 MARMLS
• 2018-02-08 Sold (Public Records) $138,000 Public Records
• 2017-11-18 Pending — MARMLS
• 2017-11-17 Listing Removed — MARMLS
• 2017-07-24 Price Changed $142,000 MARMLS
• 2017-07-18 Listed $145,000 MARMLS
• 2005-05-27 Sold (Public Records) $109,900 Public Records
• 1997-07-17 Sold (Public Records) $34,000 Public Records
• 1985-02-01 Sold (Public Records) $31,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,466 · +3.9% YoY. Source: county tax records.