Florida condosMiami-Dade CountyMiamiNeo
Neo, Miami
A structural integrity reserve study (SIRS) is on file with the state for this 199-unit community at 10 SW South River Drive, completed December 9, 2024 by a reserve specialist (DBPR's SIRS database, as of October 5, 2026).
The association reports 21 floors and a 2004 construction year. The 2003 declaration predates the 2004 year built; with a CO in 2004 the date would be December 31, 2034. If its certificate of occupancy (CO) was issued in 2003, its first milestone inspection is probably due by December 31, 2033 (s. 553.899(3)(a), F.S.).
SIRS completed December 9, 2024.
Declaration year, before the 2004 year built.
Floors (SIRS filing).
First inspection is probably due.
Timeline
- 2003Declaration recorded December 26, 2003.
- 2024SIRS completed December 9, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
- 2033First milestone inspection is probably due.
Need the next inspection or study priced?
Quote requests for Neo open once firms serving Miami-Dade County sign on. How requests will work.
Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 199 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | December 26, 2003 | DBPR condo file, Oct 3, 2026 |
| Year built | 2004 | Miami-Dade property roll (2004); association's SIRS filing (2004) |
| Floors | 21 | SIRS filing, self-reported |
| SIRS completed | December 9, 2024, by a reserve specialist | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR1S026219 | DBPR condo file, Oct 3, 2026 |
| FEMA flood zone | AE, base flood elevation 9 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 199 on the county roll, averaging 920 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 2 miles | Our calculation, TIGER 2024 |
| Association | Neo Lofts Condo Assn Inc · formed November 24, 2003 · annual report 2026 | Sunbiz, Jul 1, 2026 |
| Registered agent | SKRLD, Inc. | Sunbiz, Jul 1, 2026 |
Owners
Owners can ask the board for Neo's December 9, 2024 SIRS (s. 718.112(2)(g)11., F.S.).
Miami comparison
Neo is older than 27% and larger than 75% of Miami's 980 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 980 Miami condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Rio Plaza | 57 | 1988 | none found | 0.08 mi |
| Rio Plaza South | 57 | 1988 | none found | 0.12 mi |
| Rio Cristal | 32 | 1974 | none found | 0.12 mi |
| Riverside Gardens A Townhouse | 25 | 2000 | none found | 0.14 mi |
| Havana Lofts | 90 | 2007 | On file | 0.16 mi |
| Citadel | 60 | 2004 | On file | 0.17 mi |
| Rio | 30 | 2007 | none found | 0.36 mi |
Nearby condos
All Miami condo communities · Miami-Dade County condo communities
FAQ
Does Neo in Miami need a milestone inspection?
Yes, at 30 years from its certificate of occupancy, if it has three or more habitable stories; its SIRS filing reports 21 floors.
Has Neo filed its SIRS?
DBPR lists a Neo study completed December 9, 2024.
Corrections: condoduedate@agentmail.to · Deadline calculator