1 Glen Royal Pkwy #1210 · Miami, FL 33125

$369,500

1 bd · 2.0 ba · 989 sqft · Condo public records · 15 Days on market

Built 2007 $566/mo HOA · 16% of rent ↓ 4% since listing

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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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to city living! This beautifully maintained 2-bedroom, 2-bathroom condo offers the perfect combination of comfort, convenience, & breathtaking skyline views. Featuring an open-concept layout, abundant natural light, modern finishes, & spacious walk-in closet in Main Bedroom, this residence is move-in ready & designed for today's lifestyle. Enjoy a bright NEW kitchen with stainless steel appliances & a functional layout that flows seamlessly into the living & dining areas. The balcony showcases spectacular panoramic city views, creating the perfect setting to relax with your morning coffee or unwind after a long day. The spacious primary suite features a l

Key facts

• Bright new kitchen
• Ample storage
• $566 HOA

Tags

• BREATHTAKING SKYLINE VIEWS
• SPACIOUS WALK-IN CLOSET
• BRIGHT NEW KITCHEN
• IN-UNIT WASHER AND DRYER
• AMPLE STORAGE
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• Other: Annual tax amount listed (excluded from feature grouping as financial detail)
• Financial info: Pets allowed
• HOA & community: Monthly association fee of $566; Association covers maintenance of grounds and structure, parking, roof, sewer, security, and water; Community amenities include a fitness center and elevators

Exterior

• Parking: Covered, deeded parking space (1 space); Secured garage/parking
• Security: Doorman; Elevator secured; Intercom; Lobby secured; Security guard
• Utilities: Water included in association fee; Sewer included in association fee; Electric service (for heating and cooling)
• Home design: Attached property; 16-story building; Entry located on level 12
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Storm/security shutters; Exterior lighting; Open balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate flooring; Marble flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Bedroom on main level; Garden/Roman tub; Pantry; Walk-in closets
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (3.6% below list).
• Recommended offer: $323k (12.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Citrus Grove Elementary School (math 27% / reading 35%, grade F, #1,854 of 2,144 statewide, top 87%, 866 students, 65% FRL); Citrus Grove Middle School (math 19% / reading 21%, grade F, #558 of 571 statewide, top 98%, 781 students, 66% FRL); Miami Senior High School (math 21% / reading 41%, grade F, #429 of 667 statewide, top 65%, 2,905 students, 69% FRL) — zoned schools at 67% FRL track the district average.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 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 (-1.4%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,563/mo this rent would consume 95% of the median local household income ($45k/yr) (locally 5223% 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 $3k of loan paydown is wiped out by about $11k 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 15 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: 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 $322,515 (12.7% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 8.6

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: -25.5%
• Equity multiple: 0.16×
• Total profit: $-86,879
• Equity at exit: $55,094

10-year hold

• IRR: -40.0%
• Equity multiple: -0.32×
• Total profit: $-136,287
• Equity at exit: $31,948

Cash invested: $103,460 (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 33125

• Rents YoY: -1.4%
• Active inventory: 241
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,563 medium
• Mortgage (P&I): −$1,938
• Tax from tax record: −$423 /mo · $5,079/yr
• Insurance: −$154
• HOA: −$566
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-266

Break-even live

Break-even rent $3,900

Max offer price $322,515

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-161	+0% $-266	+5% $-371	+10% $-475
Rent	-10% $-547	-5% $-407	+0% $-266	+5% $-125	+10% $16
Rate	-1.0pp $-80	-0.5pp $-172	base $-266	+0.5pp $-362	+1.0pp $-459

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: $92,375
• Closing costs: $11,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 SW 27th Ave Unit 1272101P Miami, FL	1.0–5.0	1.0–4.0	1716	$3,855	$2.25	10d	3	1.29mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $369,500 Active 15 DOM
2. 2026-06-18
   days on market $369,500 Active 12 DOM
3. 2026-06-17
   days on market $369,500 Active 11 DOM
4. 2026-06-16
   days on market $369,500 Active 10 DOM
5. 2026-06-15
   days on market $369,500 Active 9 DOM
6. 2026-06-13
   days on market $369,500 Active 7 DOM
7. 2026-06-09
   days on market $369,500 Active 3 DOM
8. 2026-06-08
   days on market $369,500 Active 2 DOM
9. 2026-06-07
   remarks 679-char remark
10. 2026-06-07
    listed $369,500 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: $5,079 · $423/mo
• Projected year-2 tax: $5,079 · $423/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $42,759
• − Mortgage interest: −$20,698
• − Property taxes: −$5,079
• − Insurance: −$1,848
• − Repairs & maintenance: −$3,421
• − Management: −$3,421
• − HOA: −$6,792
• − Depreciation: −$10,749
• Taxable loss: −$9,248
• Est. tax savings @ 24.0%: +$2,220
• After-tax cash flow: $-972/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): 56,897
• Household income: $44,979
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 5223.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 52% White 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 46% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 68% · Canada, Jamaica, Dominican Republic
• Languages at home: 9% English-only · Spanish 90%

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: ▼ -402.98%
• Current HPI: 476.1631
• Rent YoY: ▼ -1.39%
• 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

-3.9% since first listed

3 events — show timeline

• 2026-06-06 Listed $369,500 MARMLS
• 2026-02-26 Listing Removed — MARMLS
• 2026-02-10 Listed $384,500 MARMLS

Property tax history

+11.3%/yr

Latest (2025): $5,079 · +10.7% YoY. Source: county tax records.