1666 West Ave #305 · Miami Beach, FL 33139

$439,000

1 bd · 2.0 ba · 752 sqft · Condo public records · 70 Days on market

Built 1980 $591/mo HOA · 16% of rent

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Why this score? — see what drove the D- 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Introducing a spacious 1 bed, 2 full bath unit, meticulously maintained in its original condition. Enjoy the peace of mind with 3 year old A/C & Water Heater , Impact Glass Windows and a newly installed Hurricane Glass front door. All special assessments are paid, and the unit comes with one assigned parking space, balcony, and additional storage unit. The building has passed its 40-year and current structural milestones, ensuring stability and longevity. Relax and unwind in the spacious pool area. Located in a well-maintained 5-story building, steps away from Lincoln Rd, Trader Joe's, Fresh Market, Publix, Sunset Harbor, and the Venetian Causeway. Walk to the beach, Flamingo Park, and immerse yourself in the vibrant South Beach lifestyle of dining and entertainment.

Key facts

• Wood flooring
• Renovated bathrooms
• Dining island

Tags

• RENOVATED BATHROOMS
• KITCHEN CABINETS
• DINING ISLAND
• TOP OF THE LINE APPLIANCES
• PANELED REFRIGERATOR
• WOOD FLOORING

Property features AI

Finance

• Financial info: Pets allowed conditionally (restrictions may apply)
• HOA & community: Monthly association fee of $591; HOA includes parking, reserve fund, sewer, trash and water; Association amenities: bike storage, laundry, pool, storage

Exterior

• Parking: One covered parking space; Secured garage/parking
• Security: Complex fenced; Secured elevator; Secured garage/parking
• Utilities: Central air; Association sewer and water (included in HOA)
• Home design: Attached property; 5-story building; Entry on the 3rd floor
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Deck; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Impact glass windows; Updated / remodeled; Bedroom on main level; Third-floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $439k.

Deal economics

• At list price, monthly cash flow is $-908 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (14.7% below list).
• Recommended offer: $279k (36.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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 soft (-0.4%/yr); 1208 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,745/mo this rent would consume 64% of the median local household income ($70k/yr) (locally 4052% 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 (-2.2%/yr); year-one equity from $3k 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 70 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 12443% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $279k; list at $439k implies a 57% gain — meaningful room to come down on a strong offer.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,536 (36.6% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.85% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: -0.01×
• Total profit: $-124,301
• Equity at exit: $81,516

10-year hold

• IRR: -33.4%
• Equity multiple: -0.70×
• Total profit: $-209,504
• Equity at exit: $66,126

Cash invested: $122,920 (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 33139

• Home prices YoY: -0.8%
• Rents YoY: -0.4%
• Active inventory: 1208
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,745 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$183
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$591
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $-908

Break-even live

Break-even rent $4,895

Max offer price $278,536

Occupancy floor —

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Meridian Ave Miami Beach, FL	4.0	1.0–3.0	917	$6,932	$7.56	14d	1	0.40mi
2201 Collins Ave Miami Beach, FL	1.0–3.0	1.0–2.0	1121	$22,000	$19.62	24d	2	1.07mi
102 24th St Miami Beach, FL	1.0–3.0	1.0–3.0	1479	$19,000	$12.85	19d	9	1.17mi
102 24th St Miami Beach, FL	1.0–3.0	1.0–3.0	1479	$19,000	$12.85	10d	9	1.17mi

HOA detail condo

• Monthly dues: $591 · $7,092/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $439,000 Active 70 DOM
2. 2026-06-17
   days on market $439,000 Active 69 DOM
3. 2026-06-16
   days on market $439,000 Active 68 DOM
4. 2026-06-15
   days on market $439,000 Active 67 DOM
5. 2026-06-13
   days on market $439,000 Active 65 DOM
6. 2026-06-09
   days on market $439,000 Active 61 DOM
7. 2026-06-08
   days on market $439,000 Active 60 DOM
8. 2026-06-07
   days on market $439,000 Active 59 DOM
9. 2026-06-04
   days on market $439,000 Active 56 DOM
10. 2026-06-03
    days on market $439,000 Active 55 DOM
11. 2026-06-02
    days on market $439,000 Active 54 DOM
12. 2026-06-01
    days on market $439,000 Active 53 DOM
13. 2026-05-31
    days on market $439,000 Active 52 DOM
14. 2026-05-07
    listed $3,500
15. 2026-04-09
    listed $439,000 Active
16. 2025-06-18
    historical $2,950
17. 2025-06-14
    listed $2,950
18. 2025-05-03
    historical $2,950
19. 2025-05-02
    listed $2,950
20. 2025-04-21
    listed $499,000 Active
21. 2024-07-10
    soldstatus $279,000
22. 2024-06-28
    soldstatus $279,000 Closed 783-char remark

    Show marketing remark (783 chars)

    Introducing a spacious 1 bed, 2 full bath unit, meticulously maintained in its original condition. Enjoy the peace of mind with 3 year old A/C & Water Heater , Impact Glass Windows and a newly installed Hurricane Glass front door. All special assessments are paid, and the unit comes with one assigned parking space, balcony, and additional storage unit. The building has passed its 40-year and current structural milestones, ensuring stability and longevity. Relax and unwind in the spacious pool area. Located in a well-maintained 5-story building, steps away from Lincoln Rd, Trader Joe's, Fresh Market, Publix, Sunset Harbor, and the Venetian Causeway. Walk to the beach, Flamingo Park, and immerse yourself in the vibrant South Beach lifestyle of dining and entertainment.

23. 2024-05-13
    historical Active Under Contract 783-char remark

    Show marketing remark (783 chars)

    Introducing a spacious 1 bed, 2 full bath unit, meticulously maintained in its original condition. Enjoy the peace of mind with 3 year old A/C & Water Heater , Impact Glass Windows and a newly installed Hurricane Glass front door. All special assessments are paid, and the unit comes with one assigned parking space, balcony, and additional storage unit. The building has passed its 40-year and current structural milestones, ensuring stability and longevity. Relax and unwind in the spacious pool area. Located in a well-maintained 5-story building, steps away from Lincoln Rd, Trader Joe's, Fresh Market, Publix, Sunset Harbor, and the Venetian Causeway. Walk to the beach, Flamingo Park, and immerse yourself in the vibrant South Beach lifestyle of dining and entertainment.

24. 2024-05-04
    listed $287,000 Active 783-char remark

    Show marketing remark (783 chars)

    Introducing a spacious 1 bed, 2 full bath unit, meticulously maintained in its original condition. Enjoy the peace of mind with 3 year old A/C & Water Heater , Impact Glass Windows and a newly installed Hurricane Glass front door. All special assessments are paid, and the unit comes with one assigned parking space, balcony, and additional storage unit. The building has passed its 40-year and current structural milestones, ensuring stability and longevity. Relax and unwind in the spacious pool area. Located in a well-maintained 5-story building, steps away from Lincoln Rd, Trader Joe's, Fresh Market, Publix, Sunset Harbor, and the Venetian Causeway. Walk to the beach, Flamingo Park, and immerse yourself in the vibrant South Beach lifestyle of dining and entertainment.

25. 2021-04-16
    soldstatus $195,000
26. 2021-04-08
    soldstatus $195,000 Closed
27. 2021-02-23
    status Pending
28. 2021-02-16
    price $197,000
29. 2021-01-21
    status Active
30. 2021-01-21
    historical
31. 2020-11-12
    price $200,000
32. 2020-09-12
    price $210,000
33. 2020-07-14
    price $215,000
34. 2020-07-01
    price $225,000
35. 2020-06-10
    price $230,000
36. 2020-05-19
    listed $245,000 Active
37. 2004-06-01
    soldstatus $157,000
38. 1980-07-01
    soldstatus $40,200

ⓘ 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: $4,370 · $364/mo
• Projected year-2 tax: $4,370 · $364/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°F today · 30 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,939
• − Mortgage interest: −$24,591
• − Property taxes: −$4,370
• − Insurance: −$7,314
• − Repairs & maintenance: −$3,595
• − Management: −$3,595
• − HOA: −$7,092
• − Depreciation: −$12,771
• Taxable loss: −$18,389
• Est. tax savings @ 24.0%: +$4,413
• After-tax cash flow: $-6,487/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): 33,753
• Household income: $69,793
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 4052.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 40% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 15% Salvadoran 3%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 56% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 49% Other Indo-European 5% 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: ▼ -2.19%
• Current HPI: 277.9321
• Rent YoY: ▼ -0.36%
• 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

-91.3% since first listed

25 events — show timeline

• 2026-05-07 Listed for Rent $3,500 MARMLS
• 2026-04-09 Listed $439,000 MARMLS
• 2025-06-18 Rental Removed $2,950 REALLYO
• 2025-06-14 Listed for Rent $2,950 REALLYO
• 2025-05-03 Rental Removed $2,950 MARMLS
• 2025-05-02 Listed for Rent $2,950 MARMLS
• 2025-04-21 Listed $499,000 MARMLS
• 2024-07-10 Sold (Public Records) $279,000 Public Records
• 2024-06-28 Sold (MLS) $279,000 MARMLS
• 2024-05-13 Contingent — MARMLS
• 2024-05-04 Listed $287,000 MARMLS
• 2021-04-16 Sold (Public Records) $195,000 Public Records
• 2021-04-08 Sold (MLS) $195,000 MARMLS
• 2021-02-23 Pending — MARMLS
• 2021-02-16 Price Changed $197,000 MARMLS
• 2021-01-21 Relisted — MARMLS
• 2021-01-21 Listing Removed — MARMLS
• 2020-11-12 Price Changed $200,000 MARMLS
• 2020-09-12 Price Changed $210,000 MARMLS
• 2020-07-14 Price Changed $215,000 MARMLS
• 2020-07-01 Price Changed $225,000 MARMLS
• 2020-06-10 Price Changed $230,000 MARMLS
• 2020-05-19 Listed $245,000 MARMLS
• 2004-06-01 Sold (Public Records) $157,000 Public Records
• 1980-07-01 Sold (Public Records) $40,200 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,370 · -8.0% YoY. Source: county tax records.