2101 Brickell Ave #1911 · Miami, FL 33129

$455,000

1 bd · 1.0 ba · 791 sqft · Condo public records · 95 Days on market

Built 2004 $150/mo HOA · 4% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

BANK OWNED, GREAT DEAL, BEAUTIFUL BUILDING, UNIT IS VERY GOOD, ALL CONTRACTS/OFFERS ARE SUBJECT TO INDYMAC BANKS SENIOR MANAGMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY INDYMAC BANK ARE NOT BINDING UNLESS AGREEMENT IS RATIFIED BY ALL PARTIES. YOU M AY CALL 877-885-1624 IF HAVEN'T RECEIVED A RESPONSE BY 72 HOURS.

Key facts

• Natural light
• Prime location
• $150 HOA

Tags

• PRIME LOCATION
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Pets allowed (dogs ok)
• HOA & community: Monthly association fee of $150; Association fee covers amenities, common areas, and structure maintenance; Community amenities: clubhouse, fitness center, storage, elevators

Exterior

• Parking: Garage with 1 covered space
• Security: Key card entry; Elevator secured; Complex fenced
• Utilities: Cable available
• Home design: Attached property; 35 total stories
• Construction: Block construction; Resale property
• Exterior features: Security/high-impact doors; Complex fenced; Elevator secured; Key card entry

Interior

• Kitchen: Dishwasher; Disposal
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $455k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (14.8% below list).
• Recommended offer: $388k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Coral Way K-8 Center (math 49% / reading 62%, grade C, #855 of 2,144 statewide, top 41%, 1,064 students, 49% FRL); Ponce De Leon Middle School (math 36% / reading 55%, grade D+, #305 of 571 statewide, top 54%, 888 students, 60% 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 59% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 236 active listings in the ZIP; high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 41% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $3k 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 95 days — a 9% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; list at $455k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $387,645 (14.8% 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 95 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.16% appreciation · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.55×
• Total profit: $-57,821
• Equity at exit: $106,420

10-year hold

• IRR: -4.5%
• Equity multiple: 0.60×
• Total profit: $-50,494
• Equity at exit: $108,868

Cash invested: $127,400 (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 33129

• Home prices YoY: -0.3%
• Rents YoY: 2.2%
• Active inventory: 236
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,876 medium
• Mortgage (P&I): −$2,386
• Tax from tax record: −$612 /mo · $7,348/yr
• Insurance: −$190
• HOA: −$150
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $-276

Break-even live

Break-even rent $4,225

Max offer price $406,317

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-147	+0% $-276	+5% $-404	+10% $-533
Rent	-10% $-582	-5% $-429	+0% $-276	+5% $-122	+10% $31
Rate	-1.0pp $-46	-0.5pp $-160	base $-276	+0.5pp $-393	+1.0pp $-513

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $455,000 Active 95 DOM
2. 2026-06-18
   price $455,000 Active 92 DOM
3. 2026-06-18
   days on market $465,000 Active 92 DOM
4. 2026-06-17
   days on market $465,000 Active 91 DOM
5. 2026-06-16
   days on market $465,000 Active 90 DOM
6. 2026-06-15
   days on market $465,000 Active 89 DOM
7. 2026-06-13
   days on market $465,000 Active 87 DOM
8. 2026-06-09
   days on market $465,000 Active 83 DOM
9. 2026-06-08
   days on market $465,000 Active 82 DOM
10. 2026-06-07
    days on market $465,000 Active 81 DOM
11. 2026-06-04
    days on market $465,000 Active 78 DOM
12. 2026-06-03
    days on market $465,000 Active 77 DOM
13. 2026-06-02
    days on market $465,000 Active 76 DOM
14. 2026-06-01
    days on market $465,000 Active 75 DOM
15. 2026-05-31
    days on market $465,000 Active 74 DOM
16. 2026-03-18
    listed $465,000 Active
17. 2009-02-20
    soldstatus $155,000 320-char remark

    Show marketing remark (320 chars)

    BANK OWNED, GREAT DEAL, BEAUTIFUL BUILDING, UNIT IS VERY GOOD, ALL CONTRACTS/OFFERS ARE SUBJECT TO INDYMAC BANKS SENIOR MANAGMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY INDYMAC BANK ARE NOT BINDING UNLESS AGREEMENT IS RATIFIED BY ALL PARTIES. YOU M AY CALL 877-885-1624 IF HAVEN'T RECEIVED A RESPONSE BY 72 HOURS.

18. 2005-12-02
    soldstatus $370,000
19. 2005-12-02
    soldstatus $370,000

ⓘ 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: $7,348 · $612/mo
• Projected year-2 tax: $7,348 · $612/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: $46,517
• − Mortgage interest: −$25,487
• − Property taxes: −$7,348
• − Insurance: −$2,275
• − Repairs & maintenance: −$3,721
• − Management: −$3,721
• − HOA: −$1,800
• − Depreciation: −$13,236
• Taxable loss: −$11,072
• Est. tax savings @ 24.0%: +$2,657
• After-tax cash flow: $-650/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): 14,702
• Household income: $113,367
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 655.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 48% White 19% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 25% Dominican 2% Salvadoran 3%
• Common ancestry: Lithuanian 3% Estonian 3% Italian 1%
• Foreign-born: 58% · Canada, Jamaica, Dominican Republic
• Languages at home: 15% English-only · Spanish 73% Other Indo-European 5% 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: ▼ -1.16%
• Current HPI: 366.9874
• Rent YoY: ▲ 2.23%
• 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

+25.7% since first listed

4 events — show timeline

• 2026-03-18 Listed $465,000 MARMLS
• 2009-02-20 Sold (MLS) $155,000 MARMLS
• 2005-12-02 Sold (Public Records) $370,000 Public Records
• 2005-12-02 Sold (Public Records) $370,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $7,348 · +4.3% YoY. Source: county tax records.