6545 Indian Creek Dr #506 · Miami Beach, FL 33141

$398,000

2 bd · 1.5 ba · 740 sqft · Condo public records · 73 Days on market

Built 1974 $612/mo HOA · 14% 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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• 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

1/1 and 1/2 turned into a 2/1 and 1/2 with Permits and Plans Approved by the City Hall * * * Totally and Newly Renovated with Built in Closets in both Bedrooms * Open Kitchen * * * Impact Windows/ Door * * * and Shades for your comfort * * * Ocean View from the Balcony * * * Half Block from Beautiful Beaches * * * Close to Supermarkets. Pharmacy and 20 min to Miami International Airport * * * Come and See it for Yourself * * * Look no Further!

Key facts

• Impact windows door
• Built in closets
• Open kitchen

Tags

• BUILT IN CLOSETS
• OPEN KITCHEN
• IMPACT WINDOWS DOOR
• CLOSE TO SUPERMARKETS

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers hot water, insurance, laundry, building maintenance, pest control, trash, and water; Association amenities include pool, trash service, and elevators

Exterior

• Parking: One assigned parking space; Secured garage/parking with phone entry
• Security: Secured garage/parking; Phone entry
• Utilities: Water included in association fee; Municipal sewer (assumed); Electric service for heating and cooling
• Home design: Attached property; 5-story building; Entry on level 5; Resale unit
• Construction: Block construction
• Exterior features: Balcony (open); Association pool; Oceanfront location; Has a view; Exterior lighting

Interior

• Kitchen: Electric range; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Impact-resistant windows; Accessible elevator installed; First-floor entry; Living/dining room; Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Laundry service included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $398k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (3.8% below list).
• Meets the 1% rule at list price ($5k rent vs $398k).
• Recommended offer: $374k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Biscayne Beach Elementary School (math 42% / reading 49%, grade D-, #1,247 of 2,144 statewide, top 59%, 578 students, 63% 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 49% FRL vs 64% district-wide (15 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 $4,502/mo this rent would consume 79% 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 $3k of loan paydown is wiped out by about $12k 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 73 days — a 6% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 14373% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; list at $398k implies a 85% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,120 (6.0% 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 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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: 1.13% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 7.4

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-80,605
• Equity at exit: $59,343

10-year hold

• IRR: -26.1%
• Equity multiple: -0.07×
• Total profit: $-118,748
• Equity at exit: $34,412

Cash invested: $111,440 (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: 7.4×

Monthly cashflow live

• Estimated rent: $4,502 medium
• Mortgage (P&I): −$2,087
• Tax from tax record: −$350 /mo · $4,202/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$612
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-85

Break-even live

Break-even rent $4,610

Max offer price $382,966

Occupancy floor 97%

Sensitivity live

Price	-10% $140	-5% $28	+0% $-85	+5% $-198	+10% $-310
Rent	-10% $-441	-5% $-263	+0% $-85	+5% $93	+10% $271
Rate	-1.0pp $115	-0.5pp $16	base $-85	+0.5pp $-188	+1.0pp $-293

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $612 · $7,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $398,000 Active 73 DOM
2. 2026-06-18
   days on market $398,000 Active 70 DOM
3. 2026-06-17
   days on market $398,000 Active 69 DOM
4. 2026-06-16
   days on market $398,000 Active 68 DOM
5. 2026-06-15
   days on market $398,000 Active 67 DOM
6. 2026-06-13
   days on market $398,000 Active 65 DOM
7. 2026-06-09
   days on market $398,000 Active 61 DOM
8. 2026-06-08
   days on market $398,000 Active 60 DOM
9. 2026-06-07
   days on market $398,000 Active 59 DOM
10. 2026-06-04
    days on market $398,000 Active 56 DOM
11. 2026-06-03
    days on market $398,000 Active 55 DOM
12. 2026-06-02
    days on market $398,000 Active 54 DOM
13. 2026-06-01
    days on market $398,000 Active 53 DOM
14. 2026-05-31
    days on market $398,000 Active 52 DOM
15. 2026-04-28
    price $398,000
16. 2026-04-21
    price $2,600
17. 2026-04-14
    listed $2,750
18. 2026-04-13
    price $438,000
19. 2026-04-09
    listed $398,000 Active
20. 2026-04-03
    historical
21. 2026-02-02
    listed $398,000 Active
22. 2017-08-30
    status Pending
23. 2017-08-30
    historical
24. 2016-08-17
    listed $243,000 Active
25. 2016-03-24
    soldstatus $215,000
26. 2003-11-24
    soldstatus $100,000
27. 1974-04-01
    soldstatus $31,000

ⓘ 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: $4,202 · $350/mo
• Projected year-2 tax: $4,202 · $350/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 28 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: $54,024
• − Mortgage interest: −$22,294
• − Property taxes: −$4,202
• − Insurance: −$7,108
• − Repairs & maintenance: −$4,322
• − Management: −$4,322
• − HOA: −$7,344
• − Depreciation: −$11,578
• Taxable loss: −$7,147
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $694/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

+1183.9% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $398,000 MARMLS
• 2026-04-21 Price Changed $2,600 MARMLS
• 2026-04-14 Listed for Rent $2,750 MARMLS
• 2026-04-13 Price Changed $438,000 MARMLS
• 2026-04-09 Listed $398,000 MARMLS
• 2026-04-03 Listing Removed — MARMLS
• 2026-02-02 Listed $398,000 MARMLS
• 2017-08-30 Pending — MARMLS
• 2017-08-30 Listing Removed — MARMLS
• 2016-08-17 Listed $243,000 MARMLS
• 2016-03-24 Sold (Public Records) $215,000 Public Records
• 2003-11-24 Sold (Public Records) $100,000 Public Records
• 1974-04-01 Sold (Public Records) $31,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,202 · +5.9% YoY. Source: county tax records.