5700 Collins Ave Unit 3M · Miami Beach, FL 33140

$405,000

1 bd · 1.0 ba · 1,070 sqft · Condo public records · 254 Days on market

Built 1968 $1639/mo HOA · 37% 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• 1% rule +5.9/10.0
• Appreciation +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

Key facts

• Brand-new pool deck
• In-unit washer
• Corner unit

Tags

• CORNER UNIT
• BALCONY VIEW
• IN-UNIT WASHER
• ASSIGNED PARKING SPACE
• BRAND-NEW POOL DECK
• STATE-OF-THE-ART GYM

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, HVAC, hot water, insurance, internet, legal/accounting, maintenance (grounds & structure), pest control, reserve fund, sewer, trash, and water; Association amenities include boat dock, bike storage, business center, cabana, clubhouse, elevators, fitness center, laundry, barbecue/picnic area, playground, pool, sauna, storage, and trash

Exterior

• Parking: Assigned covered parking; 1 covered space; Garage with 1 space; Valet; Garage door opener
• Security: Security system; Secured garage/parking; Lobby secured; Fire sprinkler system; Smoke detectors
• Utilities: Water and sewer included in association; Electric cooling and heating
• Home design: Condominium / attached property; 18 total stories; Entry on level 3; Waterfront with canal front; Has a view
• Construction: Block construction; Resale property
• Exterior features: Barbecue; Courtyard; Deck; Fence; Association pool

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level; Den; Storage room
• Flooring: Carpet; Ceramic tile; Hardwood; Marble; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Bidet; Built-in features; Closet cabinetry; Dining area; Separate/formal dining room; Living/dining room; Handicap access; Main level primary; Walk-in closet(s); Second floor entry
• Laundry & utility: Washer; Common area laundry; Washer hookup; Dryer hookup; Laundry tub

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $405k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (51.1% below list).
• Meets the 1% rule at list price ($4k rent vs $405k).
• Recommended offer: $198k (51.1% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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 rising (+3.5%/yr); 670 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,399/mo this rent would consume 49% of the median local household income ($107k/yr) (locally 870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (1.0% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $270k; list at $405k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 37% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,939 (51.1% 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 254 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.09% ✓
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.96% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.43×
• Total profit: $-64,259
• Equity at exit: $137,522

10-year hold

• IRR: -4.4%
• Equity multiple: 0.45×
• Total profit: $-62,406
• Equity at exit: $182,184

Cash invested: $113,400 (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 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 670
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,399 medium
• Mortgage (P&I): −$2,124
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$169
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,639
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $-1,172

Break-even live

Break-even rent $5,883

Max offer price $197,939

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 72nd St Unit 1263798P Miami Beach, FL	2.0–3.0	1.0–2.0	1194	$7,494	$6.28	1d	2	1.24mi

HOA detail condo

• Monthly dues: $1,639 · $19,668/yr
• Likely covers: waterinternetcablepoolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $405,000 Active 254 DOM
2. 2026-06-17
   days on market $405,000 Active 253 DOM
3. 2026-06-16
   days on market $405,000 Active 252 DOM
4. 2026-06-15
   days on market $405,000 Active 251 DOM
5. 2026-06-13
   days on market $405,000 Active 249 DOM
6. 2026-06-09
   days on market $405,000 Active 245 DOM
7. 2026-06-08
   days on market $405,000 Active 244 DOM
8. 2026-06-08
   days on market $405,000 Active 243 DOM
9. 2026-06-04
   days on market $405,000 Active 240 DOM
10. 2026-06-03
    days on market $405,000 Active 239 DOM
11. 2026-06-02
    days on market $405,000 Active 238 DOM
12. 2026-06-01
    days on market $405,000 Active 237 DOM
13. 2026-05-31
    days on market $405,000 Active 236 DOM
14. 2026-05-25
    price $405,000
15. 2026-01-21
    price $390,000
16. 2026-01-21
    price $400,000
17. 2025-09-25
    listed $405,000 Active
18. 2019-07-02
    soldstatus $270,000
19. 2019-06-07
    soldstatus $270,000 Sold 635-char remark

    Show marketing remark (635 chars)

    Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

20. 2019-05-08
    status Pending 635-char remark

    Show marketing remark (635 chars)

    Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

21. 2019-03-29
    price $279,000 635-char remark

    Show marketing remark (635 chars)

    Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

22. 2019-01-31
    status Active 635-char remark

    Show marketing remark (635 chars)

    Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

23. 2019-01-30
    historical 635-char remark

    Show marketing remark (635 chars)

    Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

24. 2018-07-30
    listed $299,000 Active 635-char remark

    Show marketing remark (635 chars)

    Amazing oversized remodeled corner unit. 1 Bedroom and 1.5 Bath unit with en suite bathroom and ocean views. Title floors through out, over size balcony and 1 extra storage located just outside the unit. Location, location minutes from the beach & close to Lincoln Rd, Ocean Dr & Bal Harbour. The Seacoast building on "Millionaire's Row" has been recently renovated & features a great gym, pool, sauna, restaurant, BBQ area and more. A/C, water, cable/TV, Hi speed internet, security & concierge are included in the maintenance fee. Pets are welcome! It is a one-of-a-kind unit priced to sell fast !!

25. 2009-04-07
    soldstatus $175,000 372-char remark

    Show marketing remark (372 chars)

    Great opportunity to buy a beautifully remodeled 1/1. Note: the PROPERTY IS LENDER OWNED! OFFERED AS-IS W/ O REPAIR Countrywide pre-qualification letter MUST be submitted with all offers; If cash, please provide proof of funds; Free credit report and ap praisal when financed through Countrywide, but can finance through anyone. Easy to show, on lockbox! Make an offer!

26. 2005-09-29
    soldstatus $310,000
27. 1995-10-12
    soldstatus $99,000

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,786
• − Mortgage interest: −$22,686
• − Property taxes: −$3,468
• − Insurance: −$7,144
• − Repairs & maintenance: −$4,223
• − Management: −$4,223
• − HOA: −$19,668
• − Depreciation: −$11,782
• Taxable loss: −$20,408
• Est. tax savings @ 24.0%: +$4,898
• After-tax cash flow: $-9,168/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): 20,342
• Household income: $107,063
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 870.0

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 0.59)
• Race & ethnicity: White 46% Hispanic / Latino 44% Two or more races 23% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 19% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 3% Italian 3%
• Foreign-born: 44% · Canada, Dominican Republic, Jamaica
• Languages at home: 43% English-only · Spanish 45% Other Indo-European 6% French/Haitian/Cajun 2%

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: ▲ 0.96%
• Current HPI: 302.8514
• Rent YoY: ▲ 3.52%
• 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

+309.1% since first listed

14 events — show timeline

• 2026-05-25 Price Changed $405,000 MARMLS
• 2026-01-21 Price Changed $390,000 MARMLS
• 2026-01-21 Price Changed $400,000 MARMLS
• 2025-09-25 Listed $405,000 MARMLS
• 2019-07-02 Sold (Public Records) $270,000 Public Records
• 2019-06-07 Sold (MLS) $270,000 MARMLS
• 2019-05-08 Pending — MARMLS
• 2019-03-29 Price Changed $279,000 MARMLS
• 2019-01-31 Relisted — MARMLS
• 2019-01-30 Listing Removed — MARMLS
• 2018-07-30 Listed $299,000 MARMLS
• 2009-04-07 Sold (MLS) $175,000 MARMLS
• 2005-09-29 Sold (Public Records) $310,000 Public Records
• 1995-10-12 Sold (Public Records) $99,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,468 · +3.2% YoY. Source: county tax records.