1960 Marseille Dr #304 · Miami Beach, FL 33141

$260,000

1 bd · 1.0 ba · 607 sqft · Condo public records · 6 Days on market

Built 1979 $632/mo HOA · 19% 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 +19.5/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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 MLS

INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

Key facts

• Private balconies
• Covered parking
• Corner unit

Tags

• CORNER UNIT
• PRIVATE BALCONIES
• IMPACT-RESISTANT WINDOWS
• COVERED PARKING
• RECREATIONAL AMENITIES
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers common areas and structure maintenance

Exterior

• Parking: Assigned parking (1 covered space); 1-car garage
• Security: Closed-circuit cameras; Fenced complex
• Home design: Condominium (attached property); 5-story building; Entry on level 3
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile floors; Updated/remodeled interior; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (9.0% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for cash-flow.
• Cap rate 7.7% 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.
• Zoned schools: Treasure Island Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 399 students, 59% FRL); Miami Beach Nautilus Middle School (math 46% / reading 58%, grade C+, #217 of 571 statewide, top 40%, 918 students, 44% FRL); Miami Beach Senior High School (math 21% / reading 48%, grade F, #386 of 667 statewide, top 59%, 2,175 students, 40% FRL) — zoned schools average 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 648 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,294/mo this rent would consume 58% 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y ago 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 $180k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,705 (9.0% 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. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 6.6

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-58,177
• Equity at exit: $38,767

10-year hold

• IRR: -37.3%
• Equity multiple: -0.25×
• Total profit: $-91,185
• Equity at exit: $22,480

Cash invested: $72,800 (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: 648
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,294 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$632
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-132

Break-even live

Break-even rent $3,461

Max offer price $236,705

Occupancy floor 99%

Sensitivity live

Price	-10% $15	-5% $-58	+0% $-132	+5% $-205	+10% $-279
Rent	-10% $-392	-5% $-262	+0% $-132	+5% $-2	+10% $128
Rate	-1.0pp $-1	-0.5pp $-66	base $-132	+0.5pp $-199	+1.0pp $-268

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $632 · $7,584/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $260,000 Active 6 DOM
2. 2026-06-18
   days on market $260,000 Active 3 DOM
3. 2026-06-17
   days on market $260,000 Active 2 DOM
4. 2026-06-16
   remarks 650-char remark
5. 2026-06-16
   pricedays on marketlisting id $260,000 Active 1 DOM
6. 2026-06-02
   days on market $259,000 Active 57 DOM
7. 2026-06-01
   days on market $259,000 Active 56 DOM
8. 2026-05-31
   days on market $259,000 Active 55 DOM
9. 2026-04-06
   listed $259,000 Active
10. 2026-02-28
    historical
11. 2026-02-16
    price $263,000
12. 2026-01-26
    historical $1,900
13. 2025-11-26
    price $1,900
14. 2025-11-25
    price $265,000
15. 2025-10-21
    price $2,100
16. 2025-09-30
    price $2,150
17. 2025-09-09
    price $2,250
18. 2025-07-26
    price $2,300
19. 2025-07-17
    listed $2,100
20. 2025-07-16
    listed $278,000 Active
21. 2024-06-03
    soldstatus $180,000
22. 2024-05-22
    soldstatus $180,000 Closed 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

23. 2024-04-23
    status Pending 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

24. 2024-04-02
    historical $1,700
25. 2024-04-01
    listed $1,700
26. 2024-03-11
    historical $1,700
27. 2024-03-08
    price $199,000 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

28. 2024-03-05
    listed $1,700
29. 2024-02-21
    price $229,000 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

30. 2024-02-08
    status Active 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

31. 2024-01-10
    price $230,000 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

32. 2023-10-20
    listed $250,000 Active 577-char remark

    Show marketing remark (577 chars)

    INVESTORS OPPORTUNITY!!! CASH ONLY . .. Unlock endless possibilities with this inviting 1-bed, 1-bath corner unit in the vibrant Normandy Islands of Miami Beach. Embrace dual balconies, designated covered parking, and the convenience of laundry facilities in this gated community. Enjoy hassle-free living with no age or rental restrictions, plus the assurance of the building's 40-year certification. Centrally nestled in 'Little Argentina', relish quick access to beaches, highways, airports, and an array of dining and shopping hotspots, all within a 10-minute reach. "

33. 2015-11-23
    soldstatus $135,000
34. 2001-03-21
    soldstatus $62,000

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 29 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: $39,528
• − Mortgage interest: −$14,564
• − Property taxes: −$2,445
• − Insurance: −$6,418
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − HOA: −$7,584
• − Depreciation: −$7,564
• Taxable loss: −$5,372
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $-293/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

+317.7% since first listed

26 events — show timeline

• 2026-04-06 Listed $259,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2026-02-16 Price Changed $263,000 MARMLS
• 2026-01-26 Rental Removed $1,900 MARMLS
• 2025-11-26 Price Changed $1,900 MARMLS
• 2025-11-25 Price Changed $265,000 MARMLS
• 2025-10-21 Price Changed $2,100 MARMLS
• 2025-09-30 Price Changed $2,150 MARMLS
• 2025-09-09 Price Changed $2,250 MARMLS
• 2025-07-26 Price Changed $2,300 MARMLS
• 2025-07-17 Listed for Rent $2,100 MARMLS
• 2025-07-16 Listed $278,000 MARMLS
• 2024-06-03 Sold (Public Records) $180,000 Public Records
• 2024-05-22 Sold (MLS) $180,000 MARMLS
• 2024-04-23 Pending — MARMLS
• 2024-04-02 Rental Removed $1,700 MARMLS
• 2024-04-01 Listed for Rent $1,700 MARMLS
• 2024-03-11 Rental Removed $1,700 MARMLS
• 2024-03-08 Price Changed $199,000 MARMLS
• 2024-03-05 Listed for Rent $1,700 MARMLS
• 2024-02-21 Price Changed $229,000 MARMLS
• 2024-02-08 Relisted — MARMLS
• 2024-01-10 Price Changed $230,000 MARMLS
• 2023-10-20 Listed $250,000 MARMLS
• 2015-11-23 Sold (Public Records) $135,000 Public Records
• 2001-03-21 Sold (Public Records) $62,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $2,445 · -11.5% YoY. Source: county tax records.