801 8th St #201 · Miami Beach, FL 33139

$310,000

2 bd · 1.0 ba · 608 sqft · Condo public records · 107 Days on market

Built 2015 $968/mo HOA · 22% 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 +20.5/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Bright and completely reenovated corner unit one bedroom PLUS DEN, one bathroom with shower. New kitchen fully equipped with refrigerator, microwave, electric stove, dishwasher. Washer/dryer inside the unit. New impact windows and condominium front door. New roof. Central A/C. Window all around the apartment. Small and quiet condominum. Tenant occupied. INTERNET included in the HOA

Key facts

• $968 HOA
• Built 2015
• Listed 106 days

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with possible restrictions (conditional)
• HOA & community: Monthly association fee of $968; HOA includes internet, sewer, trash and water

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Has cooling (central air)
• Home design: Attached property; 2 stories; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: No notable exterior amenities listed

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level; Den
• Flooring: Marble
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Impact glass windows; Living/dining room; Second floor entry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (1.1% below list).
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $282k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,414/mo this rent would consume 76% 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 $2k of loan paydown is wiped out by about $7k 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 107 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• 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 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,100 (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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.42% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 5.9

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: -16.5%
• Equity multiple: 0.39×
• Total profit: $-52,829
• Equity at exit: $57,562

10-year hold

• IRR: -17.4%
• Equity multiple: 0.03×
• Total profit: $-84,481
• Equity at exit: $46,695

Cash invested: $86,800 (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 33139

• Home prices YoY: -0.8%
• Rents YoY: -0.4%
• Active inventory: 1208
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,414 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$357 /mo · $4,286/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$968
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $-19

Break-even live

Break-even rent $4,439

Max offer price $306,606

Occupancy floor 95%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Meridian Ave Miami Beach, FL	4.0	1.0–3.0	917	$11,900	$12.97	14d	1	0.78mi
15713 Fisher Island Dr #15713 Miami Beach, FL	2.0	1.5	670	$20,000	$29.85	24d	1	1.46mi
2201 Collins Ave Miami Beach, FL	1.0–3.0	1.0–2.0	1121	$22,500	$20.06	24d	2	1.47mi

HOA detail condo

• Monthly dues: $968 · $11,616/yr
• Likely covers: electricinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $310,000 Active 107 DOM
2. 2026-06-17
   days on market $310,000 Active 106 DOM
3. 2026-06-16
   days on market $310,000 Active 105 DOM
4. 2026-06-15
   days on market $310,000 Active 104 DOM
5. 2026-06-13
   days on market $310,000 Active 102 DOM
6. 2026-06-09
   days on market $310,000 Active 98 DOM
7. 2026-06-08
   days on market $310,000 Active 97 DOM
8. 2026-06-07
   days on market $310,000 Active 96 DOM
9. 2026-06-04
   days on market $310,000 Active 93 DOM
10. 2026-06-03
    days on market $310,000 Active 92 DOM
11. 2026-06-02
    days on market $310,000 Active 91 DOM
12. 2026-06-01
    days on market $310,000 Active 90 DOM
13. 2026-05-31
    days on market $310,000 Active 89 DOM
14. 2026-03-03
    listed $310,000 Active
15. 2026-02-06
    historical
16. 2025-11-06
    listed $329,000 Active
17. 2025-11-06
    historical
18. 2025-09-11
    listed $329,000 Active
19. 2024-01-21
    historical $2,975
20. 2023-10-31
    price $2,975
21. 2023-10-08
    listed $3,200
22. 2023-05-02
    soldstatus $285,000
23. 2023-04-14
    soldstatus $285,000 Closed
24. 2023-02-27
    historical Active Under Contract
25. 2023-02-07
    listed $299,000 Active
26. 2021-06-01
    historical
27. 2020-12-21
    listed $289,000 Active
28. 2020-10-20
    historical
29. 2020-10-03
    status Active
30. 2020-09-30
    historical
31. 2018-11-09
    price $285,000
32. 2018-10-22
    listed $300,000 Active
33. 2018-09-13
    historical
34. 2018-03-19
    price $308,000
35. 2018-03-06
    price $3,080,000
36. 2018-02-13
    price $330,000
37. 2017-03-14
    price $345,000
38. 2017-03-13
    listed $350 Active
39. 2015-09-15
    soldstatus $265,000

ⓘ 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: $4,286 · $357/mo
• Projected year-2 tax: $4,286 · $357/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 8 d/yr ≥101°F today · 32 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: $52,972
• − Mortgage interest: −$17,365
• − Property taxes: −$4,286
• − Insurance: −$6,668
• − Repairs & maintenance: −$4,238
• − Management: −$4,238
• − HOA: −$11,616
• − Depreciation: −$9,018
• Taxable loss: −$4,457
• Est. tax savings @ 24.0%: +$1,070
• After-tax cash flow: $839/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

+17.0% since first listed

26 events — show timeline

• 2026-03-03 Listed $310,000 MARMLS
• 2026-02-06 Listing Removed — MARMLS
• 2025-11-06 Listing Removed — MARMLS
• 2025-11-06 Listed $329,000 MARMLS
• 2025-09-11 Listed $329,000 MARMLS
• 2024-01-21 Rental Removed $2,975 MARMLS
• 2023-10-31 Price Changed $2,975 MARMLS
• 2023-10-08 Listed for Rent $3,200 MARMLS
• 2023-05-02 Sold (Public Records) $285,000 Public Records
• 2023-04-14 Sold (MLS) $285,000 MARMLS
• 2023-02-27 Contingent — MARMLS
• 2023-02-07 Listed $299,000 MARMLS
• 2021-06-01 Listing Removed — MARMLS
• 2020-12-21 Listed $289,000 MARMLS
• 2020-10-20 Listing Removed — MARMLS
• 2020-10-03 Relisted — MARMLS
• 2020-09-30 Listing Removed — MARMLS
• 2018-11-09 Price Changed $285,000 MARMLS
• 2018-10-22 Listed $300,000 MARMLS
• 2018-09-13 Listing Removed — MARMLS
• 2018-03-19 Price Changed $308,000 MARMLS
• 2018-03-06 Price Changed $3,080,000 MARMLS
• 2018-02-13 Price Changed $330,000 MARMLS
• 2017-03-14 Price Changed $345,000 MARMLS
• 2017-03-13 Listed $350 MARMLS
• 2015-09-15 Sold (Public Records) $265,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,286 · -10.1% YoY. Source: county tax records.