1200 Brickell Bay Dr #1518 · Miami, FL 33131

$439,000

1 bd · 1.0 ba · 825 sqft · Condo public records · 369 Days on market

Built 2004 $707/mo HOA · 17% 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 +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Appreciation +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Move -In Condition 1 bedroom 1 bathroom condo in the heart of Brickell Miami. This unit comes fully furnished and with all major appliances, including washer & dryer. The unit is on the 15th floor and faces North with partial Ocean Bay view and partial Miami skyline views. This unit is 1 floor above all major amenities which are all on the 14th floor and includes, 2 pools, fitness center, billiards room , child play room, business center, recreation room, and much more. This condo comes with 1 assigned parking space and has available valet service. 24 hour Front desk and Security. The condo building is walking distance to Brickell City Center & Financial District Metromover station which includes restaurants, high end shops, and a movie theater. This Condo Building is approved for Airbnb.

Key facts

• Airbnb approved
• Ocean bay view
• 2 pools

Tags

• INCOME PRODUCING UNIT
• AIRBNB APPROVED
• OCEAN BAY VIEW
• PARTIAL MIAMI SKYLINE VIEWS
• NEWLY REMODELED AMENITIES
• 2 POOLS

Property features AI

Finance

• Other: Waterfront: bay front with intracoastal access; Has a view
• Financial info: Pets allowed (no pet restrictions)
• HOA & community: Monthly association fee; Association fee includes hot water, parking, pool(s), recreation facilities, sewer, security, trash and water; On-site amenities: business center, fitness center, playground, pool, spa/hot tub, elevators

Exterior

• Parking: Attached garage; One covered parking space; Valet available
• Security: Secured elevator; Secured lobby; Smoke detectors
• Utilities: Association pool
• Home design: Condo-hotel; Facing north; Entry on level 15; Has attached property; 43 total stories
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Furnished; Breakfast bar; Kitchen island; Tub with shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $439k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $425k (3.2% below list).
• Recommended offer: $357k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• 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 rising (+2.0%/yr); 1019 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 35% of the median local income ($144k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $9k 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 369 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $37k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $357,425 (18.6% 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 369 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.09% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.29×
• Total profit: $-87,217
• Equity at exit: $83,382

10-year hold

• IRR: -13.5%
• Equity multiple: 0.08×
• Total profit: $-113,008
• Equity at exit: $69,475

Cash invested: $122,920 (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 33131

• Home prices YoY: -0.7%
• Rents YoY: 2.0%
• Active inventory: 1019
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $4,249 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$627 /mo · $7,520/yr
• Insurance: −$183
• HOA: −$707
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $-462

Break-even live

Break-even rent $4,834

Max offer price $357,425

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-338	+0% $-462	+5% $-586	+10% $-710
Rent	-10% $-797	-5% $-630	+0% $-462	+5% $-294	+10% $-126
Rate	-1.0pp $-241	-0.5pp $-350	base $-462	+0.5pp $-576	+1.0pp $-691

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: $109,750
• Closing costs: $13,170
• 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	1.35mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-22
   days on market $439,000 Active 369 DOM
2. 2026-06-18
   days on market $439,000 Active 366 DOM
3. 2026-06-17
   days on market $439,000 Active 365 DOM
4. 2026-06-16
   days on market $439,000 Active 364 DOM
5. 2026-06-15
   days on market $439,000 Active 363 DOM
6. 2026-06-13
   days on market $439,000 Active 361 DOM
7. 2026-06-09
   days on market $439,000 Active 357 DOM
8. 2026-06-08
   days on market $439,000 Active 356 DOM
9. 2026-06-08
   days on market $439,000 Active 355 DOM
10. 2026-06-04
    days on market $439,000 Active 352 DOM
11. 2026-06-03
    days on market $439,000 Active 351 DOM
12. 2026-06-02
    days on market $439,000 Active 350 DOM
13. 2026-06-01
    days on market $439,000 Active 349 DOM
14. 2026-05-31
    days on market $439,000 Active 348 DOM
15. 2025-09-30
    price $439,000
16. 2025-07-14
    price $459,000
17. 2025-06-17
    listed $475,900 Active
18. 2024-01-29
    historical $3,990
19. 2024-01-10
    price $3,990
20. 2024-01-02
    price $4,000
21. 2023-12-12
    listed $3,399
22. 2023-11-23
    historical $3,199
23. 2023-08-16
    price $3,199
24. 2023-08-12
    price $3,300
25. 2023-08-02
    listed $3,399
26. 2023-01-06
    soldstatus $480,000
27. 2022-12-21
    soldstatus $480,000 Closed 811-char remark

    Show marketing remark (811 chars)

    Move -In Condition 1 bedroom 1 bathroom condo in the heart of Brickell Miami. This unit comes fully furnished and with all major appliances, including washer & dryer. The unit is on the 15th floor and faces North with partial Ocean Bay view and partial Miami skyline views. This unit is 1 floor above all major amenities which are all on the 14th floor and includes, 2 pools, fitness center, billiards room , child play room, business center, recreation room, and much more. This condo comes with 1 assigned parking space and has available valet service. 24 hour Front desk and Security. The condo building is walking distance to Brickell City Center & Financial District Metromover station which includes restaurants, high end shops, and a movie theater. This Condo Building is approved for Airbnb.

28. 2022-09-13
    status Pending 811-char remark

    Show marketing remark (811 chars)

    Move -In Condition 1 bedroom 1 bathroom condo in the heart of Brickell Miami. This unit comes fully furnished and with all major appliances, including washer & dryer. The unit is on the 15th floor and faces North with partial Ocean Bay view and partial Miami skyline views. This unit is 1 floor above all major amenities which are all on the 14th floor and includes, 2 pools, fitness center, billiards room , child play room, business center, recreation room, and much more. This condo comes with 1 assigned parking space and has available valet service. 24 hour Front desk and Security. The condo building is walking distance to Brickell City Center & Financial District Metromover station which includes restaurants, high end shops, and a movie theater. This Condo Building is approved for Airbnb.

29. 2022-08-27
    listed $480,000 Active 811-char remark

    Show marketing remark (811 chars)

    Move -In Condition 1 bedroom 1 bathroom condo in the heart of Brickell Miami. This unit comes fully furnished and with all major appliances, including washer & dryer. The unit is on the 15th floor and faces North with partial Ocean Bay view and partial Miami skyline views. This unit is 1 floor above all major amenities which are all on the 14th floor and includes, 2 pools, fitness center, billiards room , child play room, business center, recreation room, and much more. This condo comes with 1 assigned parking space and has available valet service. 24 hour Front desk and Security. The condo building is walking distance to Brickell City Center & Financial District Metromover station which includes restaurants, high end shops, and a movie theater. This Condo Building is approved for Airbnb.

30. 2008-10-22
    soldstatus $159,000 372-char remark

    Show marketing remark (372 chars)

    BANK OWNED FORECLOSURE not a Short Sale. Luxury bldg in heart of Brickell's Financial area. Bldg is quickly healing . Don't miss the opportunity to get in at the bottom. Walk to Four Seasons, Espirito Santo Bank, & all the happening night life of Mary Bri ckell Village. Enjoy great amenities like sunny pool with large deck, well equipped gym & 24 hr security.

31. 2007-12-17
    historical
32. 2007-08-24
    listed $187,000
33. 2006-11-09
    soldstatus $610,000
34. 2006-10-05
    soldstatus $395,000
35. 2006-09-29
    soldstatus $395,000

ⓘ 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: $7,520 · $627/mo
• Projected year-2 tax: $7,520 · $627/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $50,992
• − Mortgage interest: −$24,591
• − Property taxes: −$7,520
• − Insurance: −$2,195
• − Repairs & maintenance: −$4,079
• − Management: −$4,079
• − HOA: −$8,484
• − Depreciation: −$12,771
• Taxable loss: −$12,727
• Est. tax savings @ 24.0%: +$3,055
• After-tax cash flow: $-2,487/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): 23,095
• Household income: $144,138
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 35% White 33% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1% Salvadoran 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Estonian 2%
• Foreign-born: 54% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 53% Other Indo-European 6% French/Haitian/Cajun 4%

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: ▼ -2.09%
• Current HPI: 281.1156
• Rent YoY: ▲ 2.04%
• 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

21 events — show timeline

• 2025-09-30 Price Changed $439,000 MARMLS
• 2025-07-14 Price Changed $459,000 MARMLS
• 2025-06-17 Listed $475,900 MARMLS
• 2024-01-29 Rental Removed $3,990 MARMLS
• 2024-01-10 Price Changed $3,990 MARMLS
• 2024-01-02 Price Changed $4,000 MARMLS
• 2023-12-12 Listed for Rent $3,399 MARMLS
• 2023-11-23 Rental Removed $3,199 MARMLS
• 2023-08-16 Price Changed $3,199 MARMLS
• 2023-08-12 Price Changed $3,300 MARMLS
• 2023-08-02 Listed for Rent $3,399 MARMLS
• 2023-01-06 Sold (Public Records) $480,000 Public Records
• 2022-12-21 Sold (MLS) $480,000 MARMLS
• 2022-09-13 Pending — MARMLS
• 2022-08-27 Listed $480,000 MARMLS
• 2008-10-22 Sold (MLS) $159,000 MARMLS
• 2007-12-17 Listing Removed — Beaches MLS
• 2007-08-24 Listed $187,000 Beaches MLS
• 2006-11-09 Sold (Public Records) $610,000 Public Records
• 2006-10-05 Sold (Public Records) $395,000 Public Records
• 2006-09-29 Sold (MLS) $395,000 MARMLS

Property tax history

+7.6%/yr

Latest (2025): $7,520 · -6.4% YoY. Source: county tax records.