1930 Calais Dr · Miami Beach, FL 33141

$1,300,000

4 bd · 4.0 ba · 2,700 sqft · MultiFamily public records · 63 Days on market

Built 1949

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Why this score? — see what drove the B- 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent investment opportunity in the heart of Miami Beach! This four-unit multifamily property offers strong income potential in a highly desirable location. The property features well-maintained units, ample natural light, and convenient access to beaches, shopping, dining, and major roadways. Ideal for investors seeking stable cash flow or future value-add potential in a prime Miami Beach neighborhood.

Key facts

• Ample natural light
• Multifamily property
• 8 parking spots

Tags

• MULTIFAMILY PROPERTY
• STRONG INCOME POTENTIAL
• WELL-MAINTAINED UNITS
• AMPLE NATURAL LIGHT
• CONVENIENT ACCESS TO BEACHES
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Rent includes pest control, sewer, trash collection and water

Exterior

• Parking: 8 total parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story; Resale property; Flat and tile roof
• Construction: Block construction
• Exterior features: Less than quarter acre lot

Interior

• Flooring: Vinyl
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Central air conditioning; Central heating

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.30M).
• Recommended offer: $1.22M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 flat; 644 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $16,068/mo this rent would consume 281% 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 $9k of loan paydown is wiped out by about $39k 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 63 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $377k; list at $1.30M implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,222,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.7

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-35,673
• Equity at exit: $193,834

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $90,140
• Equity at exit: $112,400

Cash invested: $364,000 (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: 644
• Price-to-rent: 27.0×

Monthly cashflow live

• Estimated rent: $16,068 medium
• Mortgage (P&I): −$6,817
• Tax from tax record: −$1,534 /mo · $18,410/yr
• Insurance: −$542
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,374
• Net cashflow: $3,374

Break-even live

Break-even rent $11,797

Max offer price $1,300,000

Occupancy floor 74%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$16,068
Total (4 units)			$16,068

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 S Shore Dr Unit 1 Miami Beach, FL	4.0	3.0	3411	$42,000	$12.31	24d	1	0.30mi
365 N Shore Dr Miami Beach, FL	4.0	4.0	2672	$25,000	$9.36	3d	1	0.71mi
365 N Shore Dr Miami Beach, FL	4.0	4.0	2672	$25,000	$9.36	24d	1	0.71mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	4d	1	0.73mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	15d	1	0.73mi
1625 Daytonia Rd Miami Beach, FL	5.0	3.0	2690	$18,000	$6.69	24d	1	0.78mi
265 N Shore Dr Miami Beach, FL	4.0	4.0	2786	$27,500	$9.87	3d	1	0.79mi
265 N Shore Dr Miami Beach, FL	4.0	4.0	2786	$30,000	$10.77	22d	1	0.79mi
1460 Cleveland Rd Miami Beach, FL	5.0	3.0	2056	$19,000	$9.24	7d	1	0.91mi
1170 S Biscayne Point Rd Unit N/A Miami Beach, FL	4.0	3.5	2900	$36,000	$12.41	24d	1	0.92mi
1510 S Treasure Dr Unit SINGLE North Bay Village, FL	4.0	4.0	2669	$26,000	$9.74	7d	1	0.98mi
1510 S Treasure Dr Unit SINGLE North Bay Village, FL	4.0	4.0	2669	$26,000	$9.74	22d	1	0.98mi
5911 Alton Rd Unit Sfh Miami, FL	4.0	4.0	2561	$18,500	$7.22	24d	1	1.09mi
1365 Bay Ter North Bay Village, FL	5.0	4.0	3094	$40,000	$12.93	24d	1	1.17mi
6145 Lagorce Dr Miami Beach, FL	3.0	2.0	2220	$24,965	$11.25	11d	1	1.17mi
7934 West Dr #501 North Bay Village, FL	4.0	3.5	3721	$18,000	$4.84	24d	1	1.20mi
1231 Stillwater Dr Unit SFH Miami Beach, FL	4.0	4.0	2664	$22,000	$8.26	18d	1	1.24mi
1231 Stillwater Dr Miami Beach, FL	4.0	4.0	2664	$22,000	$8.26	22d	1	1.24mi
1151 Stillwater Dr Miami Beach, FL	5.0	3.0	3237	$18,000	$5.56	17d	1	1.26mi
6899 Collins Ave Miami, FL	2.0–3.0	2.5–3.5	2917	$35,000	$12.00	4d	2	1.30mi
6899 Collins Ave #202 Miami Beach, FL	3.0	3.5	3385	$35,000	$10.34	24d	1	1.30mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$20,500	$9.78	24d	1	1.31mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$19,950	$9.52	4d	1	1.31mi
6000 Indian Creek Dr Unit 25C-3 Miami, FL	3.0	3.5	2600	$20,000	$7.69	24d	1	1.37mi
6000 Indian Creek Dr Unit 25C-3 Miami, FL	3.0	3.5	2600	$20,000	$7.69	7d	1	1.37mi
5621 Alton Rd Miami Beach, FL	4.0	3.5	2986	$19,500	$6.53	22d	1	1.38mi
5621 Alton Rd Miami Beach, FL	4.0	3.5	2986	$19,500	$6.53	12d	1	1.38mi
5800 Lagorce Dr Unit SFH Miami Beach, FL	5.0	4.5	3741	$36,000	$9.62	24d	1	1.42mi
8109 Harding Ave Unit 1497743P Miami Beach, FL	4.0	4.0	1991	$19,770	$9.93	22d	1	1.49mi

Listing history 50 events

1. 2026-06-17
   days on market $1,300,000 Active 63 DOM
2. 2026-06-16
   days on market $1,300,000 Active 62 DOM
3. 2026-06-15
   days on market $1,300,000 Active 61 DOM
4. 2026-06-13
   days on market $1,300,000 Active 59 DOM
5. 2026-06-09
   days on market $1,300,000 Active 55 DOM
6. 2026-06-08
   days on market $1,300,000 Active 54 DOM
7. 2026-06-07
   days on market $1,300,000 Active 53 DOM
8. 2026-06-04
   days on market $1,300,000 Active 50 DOM
9. 2026-06-03
   days on market $1,300,000 Active 49 DOM
10. 2026-06-02
    days on market $1,300,000 Active 48 DOM
11. 2026-06-01
    days on market $1,300,000 Active 47 DOM
12. 2026-05-31
    days on market $1,300,000 Active 46 DOM
13. 2026-04-14
    listed $1,300,000 Active
14. 2021-06-22
    historical
15. 2021-04-07
    price $1,100,500
16. 2021-03-29
    price $1,100,000
17. 2021-03-23
    price $1,100,500
18. 2021-03-16
    price $1,100,000
19. 2021-03-09
    price $1,100,500
20. 2021-03-03
    price $1,100,000
21. 2021-02-23
    price $1,100,500
22. 2021-02-15
    price $1,100,000
23. 2021-02-10
    price $1,100,500
24. 2021-02-01
    price $1,100,000
25. 2021-01-26
    price $1,100,500
26. 2021-01-18
    price $1,100,000
27. 2021-01-11
    price $1,100,500
28. 2021-01-04
    price $1,100,000
29. 2020-12-29
    price $1,100,500
30. 2020-12-21
    price $1,100,000
31. 2020-12-15
    price $1,100,500
32. 2020-12-07
    price $1,100,000
33. 2020-12-01
    price $1,100,500
34. 2020-11-24
    price $1,100,000
35. 2020-11-17
    price $1,100,500
36. 2020-11-11
    price $1,100,000
37. 2020-11-04
    price $1,100,500
38. 2020-10-09
    price $1,100,000
39. 2020-09-18
    price $1,100,500
40. 2020-09-11
    price $1,100,000
41. 2020-09-03
    price $1,200,500
42. 2020-08-13
    price $1,200,000
43. 2020-07-30
    price $1,200,500
44. 2020-07-03
    price $1,200,000
45. 2020-06-24
    price $1,200,500
46. 2020-06-17
    price $1,200,000
47. 2020-06-09
    price $1,200,500
48. 2020-06-02
    price $1,200,000
49. 2020-05-28
    price $1,200,500
50. 2020-05-19
    price $1,200,000

ⓘ 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: $18,410 · $1,534/mo
• Projected year-2 tax: $18,410 · $1,534/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 · 29 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $192,816
• − Mortgage interest: −$72,820
• − Property taxes: −$18,410
• − Insurance: −$11,618
• − Repairs & maintenance: −$15,425
• − Management: −$15,425
• − Depreciation: −$37,818
• Taxable income: $21,298
• Est. tax owed @ 24.0%: −$5,112
• After-tax cash flow: $35,376/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

+1219.8% since first listed

44 events — show timeline

• 2026-04-14 Listed $1,300,000 MARMLS
• 2021-06-22 Listing Removed — MARMLS
• 2021-04-07 Price Changed $1,100,500 MARMLS
• 2021-03-29 Price Changed $1,100,000 MARMLS
• 2021-03-23 Price Changed $1,100,500 MARMLS
• 2021-03-16 Price Changed $1,100,000 MARMLS
• 2021-03-09 Price Changed $1,100,500 MARMLS
• 2021-03-03 Price Changed $1,100,000 MARMLS
• 2021-02-23 Price Changed $1,100,500 MARMLS
• 2021-02-15 Price Changed $1,100,000 MARMLS
• 2021-02-10 Price Changed $1,100,500 MARMLS
• 2021-02-01 Price Changed $1,100,000 MARMLS
• 2021-01-26 Price Changed $1,100,500 MARMLS
• 2021-01-18 Price Changed $1,100,000 MARMLS
• 2021-01-11 Price Changed $1,100,500 MARMLS
• 2021-01-04 Price Changed $1,100,000 MARMLS
• 2020-12-29 Price Changed $1,100,500 MARMLS
• 2020-12-21 Price Changed $1,100,000 MARMLS
• 2020-12-15 Price Changed $1,100,500 MARMLS
• 2020-12-07 Price Changed $1,100,000 MARMLS
• 2020-12-01 Price Changed $1,100,500 MARMLS
• 2020-11-24 Price Changed $1,100,000 MARMLS
• 2020-11-17 Price Changed $1,100,500 MARMLS
• 2020-11-11 Price Changed $1,100,000 MARMLS
• 2020-11-04 Price Changed $1,100,500 MARMLS
• 2020-10-09 Price Changed $1,100,000 MARMLS
• 2020-09-18 Price Changed $1,100,500 MARMLS
• 2020-09-11 Price Changed $1,100,000 MARMLS
• 2020-09-03 Price Changed $1,200,500 MARMLS
• 2020-08-13 Price Changed $1,200,000 MARMLS
• 2020-07-30 Price Changed $1,200,500 MARMLS
• 2020-07-03 Price Changed $1,200,000 MARMLS
• 2020-06-24 Price Changed $1,200,500 MARMLS
• 2020-06-17 Price Changed $1,200,000 MARMLS
• 2020-06-09 Price Changed $1,200,500 MARMLS
• 2020-06-02 Price Changed $1,200,000 MARMLS
• 2020-05-28 Price Changed $1,200,500 MARMLS
• 2020-05-19 Price Changed $1,200,000 MARMLS
• 2020-05-11 Price Changed $1,200,500 MARMLS
• 2020-02-25 Listed $1,200,000 MARMLS
• 2003-08-22 Sold (Public Records) $377,000 Public Records
• 2002-08-16 Sold (Public Records) $295,000 Public Records
• 1993-11-19 Sold (Public Records) $99,000 Public Records
• 1984-06-01 Sold (Public Records) $98,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $18,410 · +43.2% YoY. Source: county tax records.