Florida condosMiami-Dade CountyMiamiLatitude on the River
Latitude on the River, Miami
185 SW 7th St, Miami, FL 33130 · Miami-Dade County
A structural integrity reserve study (SIRS) is on file with the state for this 452-unit community at 185 SW 7th St, completed December 18, 2024 by an engineer. The association reports 44 floors and a 2007 construction year. If its certificate of occupancy (CO) was issued in 2007, its first milestone inspection is probably due by December 31, 2037 (s. 553.899(3)(a), F.S.).
SIRS completed December 18, 2024.
Year built (county roll).
Floors (SIRS filing).
First inspection is probably due.
Timeline
- 2007Declaration recorded July 24, 2007.
- 2024SIRS completed December 18, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
- 2037First milestone inspection is probably due (s. 553.899(3)(a), F.S.).
Facts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 452 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | July 24, 2007 | DBPR condo file, Oct 3, 2026 |
| Year built | 2007 | Miami-Dade property roll (2007); association's SIRS filing (2007) |
| Floors | 44 | SIRS filing, self-reported |
| SIRS completed | December 18, 2024, by an engineer | DBPR SIRS database, Oct 5, 2026 |
| FEMA flood zone | AE, base flood elevation 9 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 452 on the county roll, averaging 1,010 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 1.5 miles | Our calculation, TIGER 2024 |
| Association | Latitude on the River Condo Assn Inc · formed July 21, 2004 · annual report 2026 | Sunbiz, Jul 1, 2026 |
| Registered agent | Kaye Bender Rembaum, PA | Sunbiz, Jul 1, 2026 |
| Mailing address matches | the office of Peabody Properties Miami LLC, a licensed community association manager firm | DBPR CAM file, Sep 30, 2026; an address match, not proof of who manages it |
| Compared with Miami | Older than 12% and larger than 96% of its 980 communities with 25+ units | DBPR condo file, Oct 3, 2026; our calculation |
Owners
Owners of Latitude on the River can ask the board or manager for the Phase 1 summary and the December 18, 2024 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
Miami comparison
Miami has 602 condo communities with 25+ units declared or built before 1997. DBPR's SIRS database lists a study for at least 169 of them (28%). Latitude on the River is older than 12% of Miami's 25+ unit communities.
All 980 Miami condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Rise | 390 | 2015 | none found | 0.14 mi |
| Casa Grande I Towers | 80 | 1999 | none found | 0.16 mi |
| Brickell | 155 | 2016 | none found | 0.22 mi |
| Nine at Mary Brickell Village | 390 | 2015 | On file | 0.23 mi |
| 801 Sma Residences | 450 | 2014 | On file | 0.26 mi |
| Brickell Heights East | 358 | 2014 | On file | 0.26 mi |
| Brickell Heights West | 332 | 2014 | On file | 0.26 mi |
Need the next inspection or study priced?
Requests for Latitude on the River open once firms that serve Miami-Dade County sign on. No contact details are collected here. How requests will work.
Quote requests open soonFAQ
Does Latitude on the River in Miami need a milestone inspection?
Yes, if it has three or more habitable stories; its SIRS filing reports 44 floors.
Has Latitude on the River filed its SIRS?
DBPR lists a Latitude on the River study completed December 18, 2024.
Corrections: condoduedate@agentmail.to · Sources · Milestone law · SIRS · Deadline calculator