10 SW S River Dr · Miami, FL 33130 · Downtown

Neo Lofts

20-story tower, completed 2004, 199 residences in Downtown. 10 for sale and 9 for rent on Nov 2, 2026.

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At a glance Neo Lofts (10 SW S River Dr, Downtown) is a 20-story, 199-unit building completed in 2004. As of Nov 2, 2026, 10 units are for sale and 9 are for rent; the median closed price was $388 per square foot over 3 sales in the last 12 months. FEMA flood zone AE. Source: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records and the FEMA flood map.

6 photos from my condo archive

For sale
10
For rent
9
Median $/SF
$3883 sales · 12 mo
Sold
3last 12 months
Built
2004
Floors
20
Residences
199county
Flood zone
AEFEMA
Owner-occupied
44%
Avg. unit
919sq ft

MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made

On the market at Neo Lofts.

The weekly MLS snapshot, newest asks first. Each unit opens its full listing: photos, taxes, history. Or check the live feed for today's inventory.

Snapshot as of Nov 2, 2026.

Under contract 4

  • Unit PHII08$599,999 · 3 bd
  • Unit 608$375,000 · 2 bd
  • Unit 1406$370,000 · 2 bd
  • Unit 801$2,700/mo · 2 bd

Listings matched to this building's recorded addresses. I don't have to be the listing agent to show you any unit or to negotiate for you. Search condos in 33130

Neo Lofts, floor by floor.

Every unit the MLS has recorded here, placed by its unit number: floors up, lines across, each column as wide as the units in it. Amber is for sale today (a unit listed both for sale and for rent is amber). Hover or tap a unit to read its record.

106 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 8
  • Under contract 2
  • For rent 6
  • Sold or leased, last 12 months 22
  • Seen in the MLS before that 68
  • No MLS record seen 164
010203040506070809101112131415181151001020304050607091011121314151811510Floors 19 to 20: no unit seen in the MLSFloors 19 to 20: no unit seen in the MLS

Tap a unit to read its record here. Amber and white units open their listing page.

Units seen106of 199 residences on record
Floors with units13floors 1 to 18
Lines15stacks of units, by number

Closed $/SF figures use the 5 recorded sales of these units in the 24 months to Nov 2, 2026; a median needs three. Floor, line and size are the record's. Views and orientation are not in it and are not shown.

The largest typical unit is line 14, a median 1,174 sf over 6 units seen, recorded with 2 bedrooms.

The lines what the MLS record holds for each stack of units
LineUnits seenTypical sizeBedsOn the marketClosed $/SF · 24 mo
Line 013994 sf21–
Line 027867 sf21–
Line 0381,073 sf211 sale, too few
Line 045997 sf21–
Line 056646 sf11–
Line 06121,009 sf221 sale, too few
Line 079704 sf1––
Line 087696 sf121 sale, too few
Line 0981,000 sf231 sale, too few
Line 109703 sf11–
Line 1161,010 sf2––
Line 128728 sf11–
Line 135958 sf21–
Line 1461,174 sf2––
Line 157925 sf211 sale, too few

12 units in the record sit outside this grid (PH-I14, PHI01, PHI02, PHI03, PHI06, PHI08, PHI09, PHI10, …): penthouse, townhouse or ground-level numbers, or lines seen only once or twice.

How this is drawn: a unit's floor and line come from its MLS unit number alone (5614 is floor 56, line 14). A cell exists only where the MLS has recorded a listing, a closing or a lease; a blank means no record was seen, not that no unit exists. Column widths follow each line's median recorded living area. Pre-construction towers and buildings with a thin record have no drawing.

Floor and line from the MLS unit number; a blank cell means no record was seen. How these numbers are made

The read on Neo Lofts.

Activity as of Nov 2, 2026
  • Resale +28%. The median closed price moved from $302/SF in 2020 (7 sales) to $388/SF in 2026 (3 sales), the first and last years with three or more recorded sales.
  • Gross rental yield 10.2%. A year of rent at the median $3.30/SF/mo (25 leases) against the median $388/SF sale (3 sales), both over 12 months, before HOA, taxes and vacancy.
  • Asks run +5% against closings. Sellers ask a median $408/SF (10 listings) against $388/SF closed (3 sales, 12 months). Asks are priced close to what actually closes here.
  • Sells in a median 62 days. Days on market across the 3 sales closed in the last 12 months.
  • A renters' building. Leases outnumbered sales 8 to 1 over the last 12 months (25 leases, 3 sales), at a median $2,800 a month.

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #89 of 384 · highest gross rent yield9% gross rent yield, before HOA, taxes and vacancy · n 37 · Oct 2024 to Sep 2026

See the full rankings · How rankings are made

Read the full record 4 paragraphs and 14 facts, every figure from the MLS and county record

Neo Lofts rises 20 floors at 10 SW S River Dr in Downtown and was completed in 2004. The Miami-Dade Property Appraiser lists 199 residential units plus two commercial units, averaging 919 SF of living area. The condo archive records it as waterfront (river). MLS and county records use the legal name Neo Condo.

On November 2, 2026, 10 units were listed for sale, asking $280K to $419K (median ask $408/SF across 10 listings). Three more were under contract. Three sales closed between November 2, 2025 and November 2, 2026, from $270K to $400K, a median $388/SF, after a median 62 days on the market. In the 12 months before that, four sales closed at a median $386/SF, essentially the same level. The MLS holds 55 closed sales here going back to 2019; among years with three or more sales, 2024 set the high at a median $517/SF. That 12-month median ranks 43rd of the 47 Downtown buildings with at least three sales in the same window. Two-bedrooms made up six of the 7 sales in the last 24 months, at a median $392,500.

Nine units were offered for rent at $2,500 to $3,500 a month. 25 leases were signed over the same 12 months, at a median $2,800 a month (range $2,250 to $3,850). Leases outnumbered sales 8 to 1 over that year, so renters are a large share of who lives here.

About 44% of the residences are owner-occupied according to county records.

Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records and my condo archive. Blanks mean the record doesn't state it; nothing here is estimated.

The record

Address
10 SW S River Dr, Miami 33130
Neighborhood
Downtown
Year built
2004
Floors
20
Residences (county-verified)
199
Commercial units
2
Owner-occupied
44% of residences
Avg. unit size
919 sq ft
Total living area
182,796 sq ft
County condo folios
201
Waterfront
Yes / River
Recorded MLS listings
240
Recorded as
Neo Condo
Also recorded as
10 SW S River Dr Phi 2nd

The numbers at Neo Lofts.

Every sale and lease the MLS has recorded at this address, sales first.

MLS via Bridge IDX · as of Nov 2, 2026

Median $/SF by year closed

Every recorded sale at this address, 2019 to 2026. Count in the tooltip.

$259$517$2982019$3022020$3032021$3952022$4262023$5172024$3862025$3882026$259$517$298'19'20$303'21'22'23$517'24'25$388'26

Pale bars: fewer than three sales that year, so the bar is the sale itself or the average of two, too few for a median.

Year by year, every recorded closing
YearSalesMedian $/SFLeasesMedian rent
2026 (to date)3$38823$2,800/mo
20254$38624$2,825/mo
20244$51729$2,900/mo
202310$42625$2,800/mo
202212$39519$2,900/mo
202113$30323$1,900/mo
20207$30221$1,750/mo
20192$298*3$1,995/mo

* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.

Own here? See how the building moved since you bought.

Median closed $/SF in 2020: $302 (7 sales). In the last 12 months: $388 (3 sales). Change: +28%.

This is the building's movement, not your unit's value. Floor, view, line and condition move a unit's price more than the building does. Only years with three or more recorded sales are listed.

Get your unit's value →
Show all closings 55 sales · 167 leases on record since 2019

Closed sales Nov 2, 2024 to Nov 2, 2026 · 7

UnitBDBASFAskedClosed$/SFClose dateDOM
1506221,009$385,000$370,000$367Jul 20, 202662
70811696$275,000$270,000$388Jul 14, 202659
1509221,000$415,000$400,000$400Feb 6, 202669
PHI06221,009$399,900$385,000$382Oct 6, 202515
171521925$349,000$349,000$377Oct 3, 2025115
PHI03221,073$500,000$460,000$429Sep 29, 202581
803221,073$430,000$420,000$391Mar 31, 2025341

Leases signed Nov 2, 2025 to Nov 2, 2026 · 25

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
1106221,009$3,300/mo$3,150/mo$3.12Oct 27, 202648
80422997$3,200/mo$3,000/mo$3.01Oct 1, 202619
70811696$2,495/mo$2,400/mo$3.45Oct 1, 202656
81211728$2,450/mo$2,450/mo$3.37Sep 15, 202671
60711782$2,600/mo$2,800/mo$3.58Sep 1, 202636
1006221,009$3,150/mo$3,050/mo$3.02Aug 20, 202686
160711704$2,350/mo$2,350/mo$3.34Aug 7, 202680
101011703$2,350/mo$2,350/mo$3.34Aug 1, 202622
120711704$2,450/mo$2,350/mo$3.34Jul 7, 2026381
PHI0122994$3,000/mo$2,950/mo$2.97Jul 1, 202651
150422997$3,200/mo$3,100/mo$3.11Jun 19, 202616
90711704$2,350/mo$2,350/mo$3.34Jun 15, 202612
160811696$2,500/mo$2,500/mo$3.59Jun 15, 202651
171011703$2,450/mo$2,375/mo$3.38May 18, 202646
161521925$2,599/mo$2,600/mo$2.81May 15, 202635

The 15 most recent of 25.

Data: Miami Assoc. of REALTORS® MLS via Bridge IDX, as of Nov 2, 2026. Listings matched to this building's recorded addresses; pending includes under-contract. Closed listings shown as records only, no photos. Blanks mean the record doesn't state it. How these numbers are made

The file on Neo Lofts.

The rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.

FEMA flood zone

AE

Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.

What the zone means
  • The 1% annual chance ("100-year") flood area, with a base flood elevation set.
  • Base flood elevation 9 ft (NGVD29).
  • The zone is a map line, not a premium. Ask the association for its master flood policy, and get a flood quote for the specific unit before you commit.

FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗

Milestone structural inspection

Due 2034

Due by statute by December 31, 2034, 30 years after 2004, then every 10 years.

What the deadline means
  • Miami-Dade sets 25 years for condo buildings within three miles of the coastline, which would be December 31, 2029.
  • Based on year built 2004 (county record). The statute counts from the certificate of occupancy date, which can differ.
  • The association must give every owner the inspector's summary. Ask for it, and for the structural integrity reserve study, before you commit.

Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers

Nearby

Around Neo Lofts

5 more nearby

Smaller buildings close by: Il Biagio Residences (220 m) · Neo View (230 m)

Compare with the two nearest →Every Downtown building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.

Own here, or looking here

Owners: tell me your unit and I'll prepare its value myself. Buyers and renters: I'll tell you when a unit here lists or sells. Either way it starts a conversation with me, not a mailing list.

Own here?

Get your unit's value

Tell me your unit and I'll prepare its value myself, from Neo Lofts's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

Looking here?

Get alerts when a unit lists or sells

When a unit at Neo Lofts lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

Enrique Ponte Ojeda on a balcony overlooking the water in Miami
I read the building before you buy or sell a unit in it.Closed history, the association's rules, what is really for sale and what it should trade at. Then we talk.
Enrique Ponte Ojeda
Licensed Florida Real Estate Agent · Carmona Realty Group

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