239 SW 9th St #2102 · Miami, FL 33130

$81,000

1 bd · 1.0 ba · 571 sqft · Condo public records · 155 Days on market

Built 2024 $82/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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Explore a brand-new condo building in Brickell, designed with modern aesthetics. The unit offers an ocean view, complete with full furnishings and smart technology. Residences are available for short-term rentals through platforms like Airbnb. Alternatively, you can choose to place it in the hotel program managed by Habitat, allowing unlimited short or long-term rentals and presenting an excellent investment opportunity. Indulge in hotel-style amenities, featuring two pools with a bar and a rooftop lounge offering sweeping views of Miami. Enjoy a fully equipped gym with a sauna and spa. The location provides easy access to highways and beaches, and is conveniently situated 1.5 blocks away from Brickell City Centre and Mary Brickell Village, surrounded by fine dining and high-end retail. Walk to an array of dining, shopping, entertainment options, transportation, and the Underline Park. Experience the best of Southeast Florida living! Schedule your showing today and make it yours

Key facts

• $82 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Association fee: $82 monthly
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes HVAC; Association amenities: Fitness center, Pool, Elevators

Exterior

• Parking: 1 covered parking space; Valet parking available
• Security: Secured lobby
• Utilities: Electric for heating and cooling
• Home design: Attached property; New construction; 26-story building; Updated/remodeled
• Construction: New construction
• Exterior features: Deck; Association pool

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First floor entry; Bedroom on main level
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $81k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.0% 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 soft (-0.5%/yr); 639 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,689/mo this rent would consume 73% of the median local household income ($61k/yr) (locally 5231% 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 (-1.8%/yr); year-one equity from $560 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.8% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($71k) 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.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
9. 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.
10. 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.
11. 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: 4.55% ✓
• Cap rate: 39.96%
• Cash-on-cash: 120.24%
• DSCR: 6.35
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.79% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.52×
• Total profit: $125,095
• Equity at exit: $16,526

10-year hold

• IRR: —
• Equity multiple: 12.36×
• Total profit: $257,730
• Equity at exit: $14,889

Cash invested: $22,680 (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 33130

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 639
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $3,689 medium
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$82
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $2,273

Break-even live

Break-even rent $812

Max offer price $81,000

Occupancy floor 33%

Sensitivity live

Price	-10% $2,329	-5% $2,301	+0% $2,273	+5% $2,245	+10% $2,217
Rent	-10% $1,981	-5% $2,127	+0% $2,273	+5% $2,418	+10% $2,564
Rate	-1.0pp $2,313	-0.5pp $2,293	base $2,273	+0.5pp $2,252	+1.0pp $2,230

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $82 · $984/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $81,000 Active 155 DOM
2. 2026-06-17
   days on market $81,000 Active 154 DOM
3. 2026-06-16
   days on market $81,000 Active 153 DOM
4. 2026-06-15
   days on market $81,000 Active 152 DOM
5. 2026-06-13
   days on market $81,000 Active 150 DOM
6. 2026-06-09
   days on market $81,000 Active 146 DOM
7. 2026-06-08
   days on market $81,000 Active 145 DOM
8. 2026-06-07
   days on market $81,000 Active 144 DOM
9. 2026-06-04
   days on market $81,000 Active 141 DOM
10. 2026-06-03
    days on market $81,000 Active 140 DOM
11. 2026-06-02
    days on market $81,000 Active 139 DOM
12. 2026-06-01
    days on market $81,000 Active 138 DOM
13. 2026-05-31
    days on market $81,000 Active 137 DOM
14. 2026-01-14
    listed $81,000 Active
15. 2024-03-29
    soldstatus $535,000
16. 2024-03-27
    soldstatus $535,000 Closed 993-char remark

    Show marketing remark (993 chars)

    Explore a brand-new condo building in Brickell, designed with modern aesthetics. The unit offers an ocean view, complete with full furnishings and smart technology. Residences are available for short-term rentals through platforms like Airbnb. Alternatively, you can choose to place it in the hotel program managed by Habitat, allowing unlimited short or long-term rentals and presenting an excellent investment opportunity. Indulge in hotel-style amenities, featuring two pools with a bar and a rooftop lounge offering sweeping views of Miami. Enjoy a fully equipped gym with a sauna and spa. The location provides easy access to highways and beaches, and is conveniently situated 1.5 blocks away from Brickell City Centre and Mary Brickell Village, surrounded by fine dining and high-end retail. Walk to an array of dining, shopping, entertainment options, transportation, and the Underline Park. Experience the best of Southeast Florida living! Schedule your showing today and make it yours

17. 2024-01-23
    status Active 993-char remark

    Show marketing remark (993 chars)

    Explore a brand-new condo building in Brickell, designed with modern aesthetics. The unit offers an ocean view, complete with full furnishings and smart technology. Residences are available for short-term rentals through platforms like Airbnb. Alternatively, you can choose to place it in the hotel program managed by Habitat, allowing unlimited short or long-term rentals and presenting an excellent investment opportunity. Indulge in hotel-style amenities, featuring two pools with a bar and a rooftop lounge offering sweeping views of Miami. Enjoy a fully equipped gym with a sauna and spa. The location provides easy access to highways and beaches, and is conveniently situated 1.5 blocks away from Brickell City Centre and Mary Brickell Village, surrounded by fine dining and high-end retail. Walk to an array of dining, shopping, entertainment options, transportation, and the Underline Park. Experience the best of Southeast Florida living! Schedule your showing today and make it yours

18. 2024-01-13
    listed $569,000 Active 993-char remark

    Show marketing remark (993 chars)

    Explore a brand-new condo building in Brickell, designed with modern aesthetics. The unit offers an ocean view, complete with full furnishings and smart technology. Residences are available for short-term rentals through platforms like Airbnb. Alternatively, you can choose to place it in the hotel program managed by Habitat, allowing unlimited short or long-term rentals and presenting an excellent investment opportunity. Indulge in hotel-style amenities, featuring two pools with a bar and a rooftop lounge offering sweeping views of Miami. Enjoy a fully equipped gym with a sauna and spa. The location provides easy access to highways and beaches, and is conveniently situated 1.5 blocks away from Brickell City Centre and Mary Brickell Village, surrounded by fine dining and high-end retail. Walk to an array of dining, shopping, entertainment options, transportation, and the Underline Park. Experience the best of Southeast Florida living! Schedule your showing today and make it yours

19. 2018-02-19
    status Pending
20. 2018-02-19
    historical
21. 2017-12-19
    listed $336,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,269
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$3,542
• − Management: −$3,542
• − HOA: −$984
• − Depreciation: −$2,356
• Taxable income: $27,688
• Est. tax owed @ 24.0%: −$6,645
• After-tax cash flow: $20,626/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): 34,964
• Household income: $61,009
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5231.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 44% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 24% Dominican 4%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, Guatemala
• Languages at home: 23% English-only · Spanish 70% 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: ▼ -1.79%
• Current HPI: 344.7752
• Rent YoY: ▼ -0.53%
• 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

-76.0% since first listed

8 events — show timeline

• 2026-01-14 Listed $81,000 MARMLS
• 2024-03-29 Sold (Public Records) $535,000 Public Records
• 2024-03-27 Sold (MLS) $535,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-13 Listed $569,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-19 Pending — MARMLS
• 2018-02-19 Listing Removed — MARMLS
• 2017-12-19 Listed $336,900 MARMLS

Property tax history

+44.7%/yr

Latest (2025): $8,248 · +44.7% YoY. Source: county tax records.