90 SW 3rd St #1105 · Miami, FL 33130

$425,000

1 bd · 1.0 ba · 814 sqft · Condo public records · 76 Days on market

Built 2008

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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 +9.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Beautiful corner unit, 1 bedroom, 1 bath with balcony. Walking distance to Brickell City Center, shops, and restaurants. Amenities include pool, jacuzzi, gym, spa and valet parking.

Key facts

• 2 garage spots
• Community pool
• Built 2008

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes common areas, parking, sewer, and security; Association amenities: fitness center, pool, elevators; Association fee listed as monthly

Exterior

• Parking: 2 covered parking spaces; Two or more parking spaces; 2-car garage
• Security: Secured elevator; On-site security guard; Smoke detectors
• Utilities: Association pool; Association-maintained sewer; Association-managed parking
• Home design: Attached property; Entry located on level 11; Total stories: 45
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Other interior features
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $-725 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $425k).
• Recommended offer: $400k (6.0% below list) — sets the bar for market timing.
• 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.
• 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 $4,445/mo this rent would consume 87% 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 $3k of loan paydown is wiped out by about $8k 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 76 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,500 (6.0% 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 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.05% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 8.0

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: -23.5%
• Equity multiple: 0.12×
• Total profit: $-105,273
• Equity at exit: $86,713

10-year hold

• IRR: -24.6%
• Equity multiple: -0.50×
• Total profit: $-178,186
• Equity at exit: $78,121

Cash invested: $119,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,445 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$519 /mo · $6,223/yr
• Insurance: −$177
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 4 same-building comps: −$886
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $-725

Break-even live

Break-even rent $5,363

Max offer price $296,896

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $425,000 Active 76 DOM
2. 2026-06-17
   days on market $425,000 Active 75 DOM
3. 2026-06-16
   days on market $425,000 Active 74 DOM
4. 2026-06-15
   days on market $425,000 Active 73 DOM
5. 2026-06-13
   days on market $425,000 Active 71 DOM
6. 2026-06-09
   days on market $425,000 Active 67 DOM
7. 2026-06-08
   days on market $425,000 Active 66 DOM
8. 2026-06-07
   days on market $425,000 Active 65 DOM
9. 2026-06-04
   days on market $425,000 Active 62 DOM
10. 2026-06-03
    days on market $425,000 Active 61 DOM
11. 2026-06-02
    days on market $425,000 Active 60 DOM
12. 2026-06-01
    days on market $425,000 Active 59 DOM
13. 2026-05-31
    days on market $425,000 Active 58 DOM
14. 2026-05-12
    price $425,000
15. 2026-04-03
    listed $445,000 Active
16. 2022-05-25
    soldstatus $379,000
17. 2022-05-20
    soldstatus $379,000 Closed 181-char remark

    Show marketing remark (181 chars)

    Beautiful corner unit, 1 bedroom, 1 bath with balcony. Walking distance to Brickell City Center, shops, and restaurants. Amenities include pool, jacuzzi, gym, spa and valet parking.

18. 2022-05-10
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Beautiful corner unit, 1 bedroom, 1 bath with balcony. Walking distance to Brickell City Center, shops, and restaurants. Amenities include pool, jacuzzi, gym, spa and valet parking.

19. 2022-05-03
    listed $379,000 Active 181-char remark

    Show marketing remark (181 chars)

    Beautiful corner unit, 1 bedroom, 1 bath with balcony. Walking distance to Brickell City Center, shops, and restaurants. Amenities include pool, jacuzzi, gym, spa and valet parking.

20. 2021-09-03
    soldstatus $272,500
21. 2021-08-25
    soldstatus $272,500 Closed 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

22. 2021-07-13
    historical Active Under Contract 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

23. 2021-07-02
    status Active 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

24. 2021-06-07
    historical Active Under Contract 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

25. 2021-04-08
    status Active 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

26. 2021-03-29
    price $279,900 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

27. 2021-03-08
    status Active 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

28. 2020-11-27
    listed $259,000 Active 611-char remark

    Show marketing remark (611 chars)

    Luxurious gated community 1 BED 1 BATH AND 2 CAR SPACES including a new bistro/mini market & dry cleaners on site. Corner apartment with tile floor, european kitchen cabinets, stainless steel appliances, bathtub, washer/dryer, full service spa, restaurant/bar, river walk, 24 hrs. security, valet parking, state of the art fitness center. Ideal for professionals of Brickell, walking to Brickell City Center & Mary Brickell Village. Amenities include: Activities room, children play area, pool table, sauna, spa, full equipped fitness center, business center, internet, 24/7 security and much more!!

29. 2020-02-27
    historical
30. 2020-01-21
    listed $249,000 Active
31. 2018-01-07
    historical
32. 2017-07-07
    listed $254,900 Active
33. 2017-06-27
    historical
34. 2016-08-10
    listed $254,900 Active
35. 2013-10-25
    historical
36. 2013-10-24
    price $299,900
37. 2013-10-17
    price $309,900
38. 2013-10-17
    price $309,000
39. 2013-10-17
    listed $299,000 Active
40. 2011-10-26
    soldstatus $186,000
41. 2011-10-03
    soldstatus $186,000

ⓘ 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: $6,223 · $519/mo
• Projected year-2 tax: $6,223 · $519/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 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 22 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: $53,344
• − Mortgage interest: −$23,807
• − Property taxes: −$6,223
• − Insurance: −$7,244
• − Repairs & maintenance: −$4,267
• − Management: −$4,267
• − HOA: −$10,632
• − Depreciation: −$12,364
• Taxable loss: −$15,460
• Est. tax savings @ 24.0%: +$3,710
• After-tax cash flow: $-4,992/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

+128.5% since first listed

28 events — show timeline

• 2026-05-12 Price Changed $425,000 MARMLS
• 2026-04-03 Listed $445,000 MARMLS
• 2022-05-25 Sold (Public Records) $379,000 Public Records
• 2022-05-20 Sold (MLS) $379,000 MARMLS
• 2022-05-10 Pending — MARMLS
• 2022-05-03 Listed $379,000 MARMLS
• 2021-09-03 Sold (Public Records) $272,500 Public Records
• 2021-08-25 Sold (MLS) $272,500 MARMLS
• 2021-07-13 Contingent — MARMLS
• 2021-07-02 Relisted — MARMLS
• 2021-06-07 Contingent — MARMLS
• 2021-04-08 Relisted — MARMLS
• 2021-03-29 Price Changed $279,900 MARMLS
• 2021-03-08 Relisted — MARMLS
• 2020-11-27 Listed $259,000 MARMLS
• 2020-02-27 Listing Removed — MARMLS
• 2020-01-21 Listed $249,000 MARMLS
• 2018-01-07 Listing Removed — MARMLS
• 2017-07-07 Listed $254,900 MARMLS
• 2017-06-27 Listing Removed — MARMLS
• 2016-08-10 Listed $254,900 MARMLS
• 2013-10-25 Listing Removed — MARMLS
• 2013-10-24 Price Changed $299,900 MARMLS
• 2013-10-17 Price Changed $309,900 MARMLS
• 2013-10-17 Price Changed $309,000 MARMLS
• 2013-10-17 Listed $299,000 MARMLS
• 2011-10-26 Sold (MLS) $186,000 MARMLS
• 2011-10-03 Sold (Public Records) $186,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $6,223 · +10.3% YoY. Source: county tax records.