7135 Collins #533 · Miami Beach, FL 33141

$349,500

1 bd · 2.0 ba · 912 sqft · Condo public records · 123 Days on market

Built 1970 $911/mo HOA · 20% of rent

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Why this score? — see what drove the C 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 +21.0/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Redueced. One-bedroom 2-bath condo located directly on the sand, featuring a private balcony with open views of the city lights and vibrant skyline. Enjoy the cool ocean breeze and the serenity of true beachfront living from your own private retreat. The building has been completely remodeled and offers exceptional amenities, including a brand-new pool, updated roof, impact windows, fitness center and additional storage. Ideally situated within walking distance to markets and parks, and surrounded by exciting new developments, this property presents an excellent opportunity for both comfortable living and investment potential. Basic internet and cable included, pest control .

Key facts

• Beachfront living
• Fitness center
• Brand-new pool

Tags

• PRIVATE BALCONY
• BEACHFRONT LIVING
• COMPLETELY REMODELED
• BRAND-NEW POOL
• IMPACT WINDOWS
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, cable TV, hot water, insurance, internet, laundry, structure maintenance, pest control, recreation facilities, sewer, security, and water; Community of approximately 360 units; Association amenities include billiard room, clubhouse, fitness center, and storage

Exterior

• Parking: Assigned underground parking; 1 covered space (1-car garage)
• Security: Closed-circuit cameras; Secured garage/parking; Lobby secured; Security guard; Smoke detectors
• Utilities: Cable available; Water included in association; Sewer included in association; Hot water included in association; Electric service
• Home design: Attached property; 18-story building; Faces west; Entry on 5th level
• Construction: Block construction; Resale unit
• Exterior features: Balcony (open); Security/high-impact doors; Wall fencing; Oceanfront waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Impact glass windows; Accessible entrance; Breakfast area; Eat-in kitchen; Living/dining room; Separate shower; Tub with shower; Closet cabinetry; Walk-in closets; First floor entry
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 1.5% in Miami Beach — 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 80/100 on livability (#108 in FL, #1,672 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: housing C-, amenities D-, 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 flat; 644 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,609/mo this rent would consume 80% of the median local household income ($69k/yr) (locally 3521% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 123 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $116k; list at $350k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-40,542
• Equity at exit: $52,112

10-year hold

• IRR: -8.3%
• Equity multiple: 0.56×
• Total profit: $-43,245
• Equity at exit: $30,218

Cash invested: $97,860 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,609 medium
• Mortgage (P&I): −$1,833
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$911
• Vacancy / Maint / Mgmt: −$968
• Net cashflow: $426

Break-even live

Break-even rent $4,070

Max offer price $349,500

Occupancy floor 86%

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: $87,375
• Closing costs: $10,485
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $911 · $10,932/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $349,500 Active 123 DOM
2. 2026-06-17
   days on market $349,500 Active 122 DOM
3. 2026-06-16
   days on market $349,500 Active 121 DOM
4. 2026-06-15
   days on market $349,500 Active 120 DOM
5. 2026-06-13
   days on market $349,500 Active 118 DOM
6. 2026-06-09
   days on market $349,500 Active 114 DOM
7. 2026-06-08
   days on market $349,500 Active 113 DOM
8. 2026-06-07
   days on market $349,500 Active 112 DOM
9. 2026-06-04
   days on market $349,500 Active 109 DOM
10. 2026-06-03
    days on market $349,500 Active 108 DOM
11. 2026-06-02
    days on market $349,500 Active 107 DOM
12. 2026-06-01
    days on market $349,500 Active 106 DOM
13. 2026-05-31
    days on market $349,500 Active 105 DOM
14. 2026-04-20
    price $349,500
15. 2026-02-11
    listed $360,000 Active
16. 2026-01-19
    historical
17. 2025-09-23
    listed $380,000 Active
18. 2002-03-25
    soldstatus $116,000
19. 1998-10-07
    soldstatus $59,500
20. 1996-11-13
    soldstatus $88,000
21. 1996-10-31
    soldstatus $63,600
22. 1992-05-04
    soldstatus $49,500

ⓘ 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/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 8/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,303
• − Mortgage interest: −$19,577
• − Property taxes: −$3,112
• − Insurance: −$2,545
• − Repairs & maintenance: −$4,424
• − Management: −$4,424
• − HOA: −$10,932
• − Depreciation: −$10,167
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $5,078/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 Beach

• Score: 80/100
• State rank: #108
• US rank: #1672

Category grades

Amenities D- Commute A+ Cost of living F Crime A+ Employment B Housing C- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• 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

+606.1% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $349,500 MARMLS
• 2026-02-11 Listed $360,000 MARMLS
• 2026-01-19 Listing Removed — MARMLS
• 2025-09-23 Listed $380,000 MARMLS
• 2002-03-25 Sold (Public Records) $116,000 Public Records
• 1998-10-07 Sold (Public Records) $59,500 Public Records
• 1996-11-13 Sold (Public Records) $88,000 Public Records
• 1996-10-31 Sold (Public Records) $63,600 Public Records
• 1992-05-04 Sold (Public Records) $49,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,112 · +3.2% YoY. Source: county tax records.