800 N Miami Ave Unit E-1501 · Miami, FL 33130

$279,000

1 bd · 1.0 ba · 593 sqft · Condo public records · 740 Days on market

Built 1989 $670/mo HOA · 17% of rent

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Why this score? — see what drove the B- 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 +25.3/30.0
• 1% rule +9.4/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 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

* * MULTIPLE OFFER SITUATION * * DEADLINE 07/28/14 2:00 PM. MUST INCLUDE MULTIPLE OFFER FORMS FOUND IN THE ATTACHMENTS SECTION. RBREATHTAKING PROPERTY LOCATED IN PRIME LOCATION! A MUST SEE! FREDDIE MAC WILL OFFER HOME BUYERS AND SELECT NON-PROFIT ORGANIZATI ONS AN EXCLUSIVE OPPORTUNITY TO PURCHASE HOMESTEP PROPERTIES FROM INVESTOROS THROUGH FREDDIE MACS FIRST LOOK INITIATIVE THROUGH JULY 20, 2014. ALL OFFERS MUST BE PROVIDED ON AN AS-IS CONTRACT ALONG WITH POF OR PRE-QUAL LETTER.

Key facts

• Located in downtown
• Pool with bbq area
• Library available

Tags

• LOCATED IN DOWNTOWN
• CLOSE TO MIAMI WORLD CENTER
• NEAR THE NEW BRIGHTLINE
• POOL WITH BBQ AREA
• LIBRARY AVAILABLE
• PARTY ROOM INCLUDED

Property features AI

Finance

• Financial info: Pets allowed (yes) with a maximum weight of 20 lbs
• HOA & community: Monthly association fee of $670; Association fee covers amenities, common areas, cable TV, electricity, HVAC, hot water, internet, laundry and parking; Community amenities include basketball court, billiard room, bike storage, business center, clubhouse, fitness center, laundry, barbecue/picnic area, playground and elevators

Exterior

• Parking: Covered parking; 1 covered/garage space
• Security: Doorman; Elevator secured; Secured garage/parking
• Utilities: Cable available
• Home design: Condo/attached property; 18-story building; Unit entry on level 15
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Security/high-impact doors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Garbage disposal; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Built-in features; Breakfast area; Eat-in kitchen; Handicap access; Elevator; Intercom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $4,015/mo this rent would consume 79% 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 $2k of loan paydown is wiped out by about $5k 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 740 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 12y ago; this cycle's ask is 12582% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $198k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 740 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. 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: 1.44% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 5.8

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,680
• Equity at exit: $56,924

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $19,912
• Equity at exit: $51,284

Cash invested: $78,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $4,015 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$116
• HOA: −$670
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $635

Break-even live

Break-even rent $3,211

Max offer price $279,000

Occupancy floor 79%

Sensitivity live

Price	-10% $793	-5% $714	+0% $635	+5% $556	+10% $477
Rent	-10% $318	-5% $477	+0% $635	+5% $794	+10% $952
Rate	-1.0pp $776	-0.5pp $706	base $635	+0.5pp $563	+1.0pp $489

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $670 · $8,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $279,000 Active 740 DOM
2. 2026-06-17
   days on market $279,000 Active 739 DOM
3. 2026-06-16
   days on market $279,000 Active 738 DOM
4. 2026-06-15
   days on market $279,000 Active 737 DOM
5. 2026-06-13
   days on market $279,000 Active 735 DOM
6. 2026-06-09
   days on market $279,000 Active 731 DOM
7. 2026-06-08
   days on market $279,000 Active 730 DOM
8. 2026-06-08
   days on market $279,000 Active 729 DOM
9. 2026-06-04
   days on market $279,000 Active 726 DOM
10. 2026-06-03
    days on market $279,000 Active 725 DOM
11. 2026-06-02
    days on market $279,000 Active 724 DOM
12. 2026-06-01
    days on market $279,000 Active 723 DOM
13. 2026-05-31
    days on market $279,000 Active 722 DOM
14. 2026-04-29
    historical $2,300
15. 2026-04-21
    price $2,300
16. 2026-03-19
    listed $2,200
17. 2026-02-26
    historical $2,200
18. 2025-12-02
    listed $2,200
19. 2025-11-19
    historical $2,300
20. 2025-11-07
    listed $2,300
21. 2025-09-17
    historical $2,100
22. 2025-09-16
    listed $2,100
23. 2025-08-02
    historical $2,195
24. 2025-08-01
    price $279,000
25. 2025-07-01
    price $2,195
26. 2025-05-22
    listed $2,300
27. 2025-03-11
    historical $2,100
28. 2025-03-06
    listed $2,100
29. 2025-01-31
    historical $2,100
30. 2025-01-05
    price $2,100
31. 2024-11-27
    listed $2,049
32. 2024-11-01
    historical $2,150
33. 2024-10-03
    price $350,000
34. 2024-09-29
    price $2,150
35. 2024-09-28
    price $250,000
36. 2024-07-16
    price $2,300
37. 2024-07-03
    price $2,200
38. 2024-06-08
    listed $325,000 Active
39. 2024-05-05
    price $2,300
40. 2024-02-14
    listed $2,150
41. 2024-01-29
    historical $2,150
42. 2023-11-03
    listed $2,150
43. 2023-10-12
    historical $2,000
44. 2023-09-18
    listed $2,000
45. 2021-06-16
    soldstatus $197,800
46. 2020-08-07
    historical
47. 2020-02-24
    listed $192,000
48. 2014-10-11
    soldstatus $153,000 Sold 490-char remark

    Show marketing remark (490 chars)

    * * MULTIPLE OFFER SITUATION * * DEADLINE 07/28/14 2:00 PM. MUST INCLUDE MULTIPLE OFFER FORMS FOUND IN THE ATTACHMENTS SECTION. RBREATHTAKING PROPERTY LOCATED IN PRIME LOCATION! A MUST SEE! FREDDIE MAC WILL OFFER HOME BUYERS AND SELECT NON-PROFIT ORGANIZATI ONS AN EXCLUSIVE OPPORTUNITY TO PURCHASE HOMESTEP PROPERTIES FROM INVESTOROS THROUGH FREDDIE MACS FIRST LOOK INITIATIVE THROUGH JULY 20, 2014. ALL OFFERS MUST BE PROVIDED ON AN AS-IS CONTRACT ALONG WITH POF OR PRE-QUAL LETTER.

49. 2014-07-29
    status Pending 490-char remark

    Show marketing remark (490 chars)

    * * MULTIPLE OFFER SITUATION * * DEADLINE 07/28/14 2:00 PM. MUST INCLUDE MULTIPLE OFFER FORMS FOUND IN THE ATTACHMENTS SECTION. RBREATHTAKING PROPERTY LOCATED IN PRIME LOCATION! A MUST SEE! FREDDIE MAC WILL OFFER HOME BUYERS AND SELECT NON-PROFIT ORGANIZATI ONS AN EXCLUSIVE OPPORTUNITY TO PURCHASE HOMESTEP PROPERTIES FROM INVESTOROS THROUGH FREDDIE MACS FIRST LOOK INITIATIVE THROUGH JULY 20, 2014. ALL OFFERS MUST BE PROVIDED ON AN AS-IS CONTRACT ALONG WITH POF OR PRE-QUAL LETTER.

50. 2014-07-01
    listed $169,900 Active 490-char remark

    Show marketing remark (490 chars)

    * * MULTIPLE OFFER SITUATION * * DEADLINE 07/28/14 2:00 PM. MUST INCLUDE MULTIPLE OFFER FORMS FOUND IN THE ATTACHMENTS SECTION. RBREATHTAKING PROPERTY LOCATED IN PRIME LOCATION! A MUST SEE! FREDDIE MAC WILL OFFER HOME BUYERS AND SELECT NON-PROFIT ORGANIZATI ONS AN EXCLUSIVE OPPORTUNITY TO PURCHASE HOMESTEP PROPERTIES FROM INVESTOROS THROUGH FREDDIE MACS FIRST LOOK INITIATIVE THROUGH JULY 20, 2014. ALL OFFERS MUST BE PROVIDED ON AN AS-IS CONTRACT ALONG WITH POF OR PRE-QUAL LETTER.

ⓘ 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: $3,448 · $287/mo
• Projected year-2 tax: $3,448 · $287/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) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 26 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: $48,180
• − Mortgage interest: −$15,628
• − Property taxes: −$3,448
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,854
• − Management: −$3,854
• − HOA: −$8,040
• − Depreciation: −$8,116
• Taxable income: $3,844
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $6,700/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

-98.6% since first listed

37 events — show timeline

• 2026-04-29 Rental Removed $2,300 MARMLS
• 2026-04-21 Price Changed $2,300 MARMLS
• 2026-03-19 Listed for Rent $2,200 MARMLS
• 2026-02-26 Rental Removed $2,200 MARMLS
• 2025-12-02 Listed for Rent $2,200 MARMLS
• 2025-11-19 Rental Removed $2,300 MARMLS
• 2025-11-07 Listed for Rent $2,300 MARMLS
• 2025-09-17 Rental Removed $2,100 MARMLS
• 2025-09-16 Listed for Rent $2,100 MARMLS
• 2025-08-02 Rental Removed $2,195 MARMLS
• 2025-08-01 Price Changed $279,000 MARMLS
• 2025-07-01 Price Changed $2,195 MARMLS
• 2025-05-22 Listed for Rent $2,300 MARMLS
• 2025-03-11 Rental Removed $2,100 MARMLS
• 2025-03-06 Listed for Rent $2,100 MARMLS
• 2025-01-31 Rental Removed $2,100 MARMLS
• 2025-01-05 Price Changed $2,100 MARMLS
• 2024-11-27 Listed for Rent $2,049 MARMLS
• 2024-11-01 Rental Removed $2,150 MARMLS
• 2024-10-03 Price Changed $350,000 MARMLS
• 2024-09-29 Price Changed $2,150 MARMLS
• 2024-09-28 Price Changed $250,000 MARMLS
• 2024-07-16 Price Changed $2,300 MARMLS
• 2024-07-03 Price Changed $2,200 MARMLS
• 2024-06-08 Listed $325,000 MARMLS
• 2024-05-05 Price Changed $2,300 MARMLS
• 2024-02-14 Listed for Rent $2,150 MARMLS
• 2024-01-29 Rental Removed $2,150 MARMLS
• 2023-11-03 Listed for Rent $2,150 MARMLS
• 2023-10-12 Rental Removed $2,000 MARMLS
• 2023-09-18 Listed for Rent $2,000 MARMLS
• 2021-06-16 Sold (Public Records) $197,800 Public Records
• 2020-08-07 Listing Removed — Beaches MLS
• 2020-02-24 Listed $192,000 Beaches MLS
• 2014-10-11 Sold (MLS) $153,000 MARMLS
• 2014-07-29 Pending — MARMLS
• 2014-07-01 Listed $169,900 MARMLS

Property tax history

+8.9%/yr

Latest (2025): $3,448 · -21.7% YoY. Source: county tax records.