5055 Collins Ave Unit 4C · Miami Beach, FL 33140

$714,400

2 bd · 3.0 ba · 1,660 sqft · Condo public records · 62 Days on market

Built 1961

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Why this score? — see what drove the F 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
• Appreciation +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks

Millionaires Row, Architect of Fontain bleu, water on East and West

Key facts

• Garage
• Community pool
• Built 1961

Property features AI

Finance

• Other: Lease considered; Pets allowed (maximum 20 lbs, size limit applies)
• Financial info: Association fee listed monthly
• HOA & community: Monthly association dues (includes amenities, common areas, cable TV, HVAC, hot water, building maintenance, parking, pest control, pools, recreation facilities, sewer, trash and water); Association amenities include basketball court, billiard room, bike storage, fitness center, barbecue/picnic area, playground, pool, sauna, storage and elevators; 165 units in the community

Exterior

• Parking: Attached, covered garage; Garage with 1 space; Two or more parking spaces available
• Security: Secured elevator; Secured lobby
• Utilities: Water connected; Sewer connected; Electric power
• Home design: Condominium (attached property); Faces east; Entry on level 4; Total of 13 stories
• Construction: Block construction; Effective year built
• Exterior features: Barbecue area; Fenced; Security/high-impact doors; Association heated pool; Ocean access waterfront; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: Impact glass windows; Dining area; Eat-in kitchen; Family/dining room; First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $714k.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• To cash-flow at today's rent, offer at most $538k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $477k (33.3% below list).
• Recommended offer: $477k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 2.2% 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: North Beach Elementary School (math 75% / reading 79%, grade A, #170 of 2,144 statewide, top 9%, 937 students, 24% 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 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 672 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($5k loan paydown + $7k 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 4, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($672k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask is 12281% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $159k; list at $714k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 39% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $476,614 (33.3% 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 62 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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: 0.67% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.70%
• DSCR: 0.35
• GRM: 12.5

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: -16.7%
• Equity multiple: 0.16×
• Total profit: $-167,420
• Equity at exit: $242,581

10-year hold

• IRR: -9.5%
• Equity multiple: -0.17×
• Total profit: $-234,070
• Equity at exit: $321,364

Cash invested: $200,032 (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: 672
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $4,766 medium
• Mortgage (P&I): −$3,746
• Tax from tax record: −$295 /mo · $3,537/yr
• Insurance: −$298
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 5 same-building comps: −$1,876
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $-2,876

Break-even live

Break-even rent $8,407

Max offer price $206,324

Occupancy floor —

Sensitivity live

Price	-10% $-2,472	-5% $-2,674	+0% $-2,876	+5% $-3,078	+10% $-3,281
Rent	-10% $-3,253	-5% $-3,064	+0% $-2,876	+5% $-2,688	+10% $-2,500
Rate	-1.0pp $-2,516	-0.5pp $-2,694	base $-2,876	+0.5pp $-3,061	+1.0pp $-3,250

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: $178,600
• Closing costs: $21,432
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4779 Collins Ave #4301 Miami Beach, FL	3.0	3.0	1940	$20,000	$10.31	26d	1	0.26mi
5959 Collins Ave Miami Beach, FL	2.0–3.0	3.5	2509	$18,000	$7.17	6d	2	1.04mi
6145 Lagorce Dr Miami Beach, FL	3.0	2.0	2220	$24,965	$11.25	12d	1	1.13mi
2901 Collins Ave #1204 Miami Beach, FL	2.0	2.5	1493	$25,000	$16.74	26d	1	1.49mi
2901 Collins Ave #1204 Miami Beach, FL	2.0	2.5	1493	$20,000	$13.40	9d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $714,400 Active 62 DOM
2. 2026-06-18
   days on market $714,400 Active 59 DOM
3. 2026-06-17
   days on market $714,400 Active 58 DOM
4. 2026-06-16
   days on market $714,400 Active 57 DOM
5. 2026-06-15
   days on market $714,400 Active 56 DOM
6. 2026-06-13
   days on market $714,400 Active 54 DOM
7. 2026-06-09
   days on market $714,400 Active 50 DOM
8. 2026-06-08
   days on market $714,400 Active 49 DOM
9. 2026-06-07
   days on market $714,400 Active 48 DOM
10. 2026-06-04
    days on market $714,400 Active 45 DOM
11. 2026-06-03
    days on market $714,400 Active 44 DOM
12. 2026-06-02
    days on market $714,400 Active 43 DOM
13. 2026-06-01
    days on market $714,400 Active 42 DOM
14. 2026-05-31
    days on market $714,400 Active 41 DOM
15. 2026-05-08
    price $5,200
16. 2026-05-05
    price $714,400
17. 2026-04-30
    listed $5,770
18. 2026-04-20
    listed $742,000 Active
19. 2019-02-12
    status Active
20. 2019-01-30
    historical
21. 2019-01-30
    historical
22. 2019-01-26
    status Active
23. 2019-01-09
    historical
24. 2019-01-08
    status Active
25. 2018-12-21
    historical
26. 2018-12-01
    historical
27. 2018-12-01
    listed $579,000 Active
28. 2018-11-09
    price $599,000
29. 2018-09-04
    price $630,000
30. 2018-08-23
    price $675,000
31. 2018-03-03
    listed $750,000 Active
32. 2000-04-10
    soldstatus $159,000
33. 1973-05-01
    soldstatus $70,000

ⓘ 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: $3,537 · $295/mo
• Projected year-2 tax: $5,930 · $494/mo
• Expected delta: +$2,392/yr (+$199/mo · 67.6%)

ⓘ 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 6 d/yr ≥101°F today · 22 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: $57,194
• − Mortgage interest: −$40,018
• − Property taxes: −$3,537
• − Insurance: −$8,690
• − Repairs & maintenance: −$4,576
• − Management: −$4,576
• − HOA: −$22,512
• − Depreciation: −$20,783
• Taxable loss: −$47,497
• Est. tax savings @ 24.0%: +$11,399
• After-tax cash flow: $-23,114/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

-92.6% since first listed

19 events — show timeline

• 2026-05-08 Price Changed $5,200 MARMLS
• 2026-05-05 Price Changed $714,400 MARMLS
• 2026-04-30 Listed for Rent $5,770 MARMLS
• 2026-04-20 Listed $742,000 MARMLS
• 2019-02-12 Relisted — MARMLS
• 2019-01-30 Listing Removed — MARMLS
• 2019-01-30 Listing Removed — MARMLS
• 2019-01-26 Relisted — MARMLS
• 2019-01-09 Listing Removed — MARMLS
• 2019-01-08 Relisted — MARMLS
• 2018-12-21 Listing Removed — MARMLS
• 2018-12-01 Listed $579,000 MARMLS
• 2018-12-01 Listing Removed — MARMLS
• 2018-11-09 Price Changed $599,000 MARMLS
• 2018-09-04 Price Changed $630,000 MARMLS
• 2018-08-23 Price Changed $675,000 MARMLS
• 2018-03-03 Listed $750,000 MARMLS
• 2000-04-10 Sold (Public Records) $159,000 Public Records
• 1973-05-01 Sold (Public Records) $70,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,537 · +3.2% YoY. Source: county tax records.