7441 Wayne Ave Unit 2H · Miami Beach, FL 33141

$315,900

2 bd · 2.0 ba · 1,181 sqft · Condo public records · 152 Days on market

Built 1964 $1100/mo HOA · 27% 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).

• Cash flow +12.9/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, LOCATION!!!! This spacious 2BD + Den offers an exceptional lifestyle. Just a short walk to the beach, Town Center, Ocean Terrace, MB Tennis Center and the Bandshell, it’s the perfect home for those seeking a vibrant island lifestyle. Parkview Point is a full-service community, featuring a heated pool with expansive sundeck, 24 hr fitness center, concierge, valet, social lounge, bicycle storage, and 24/7 security. The building is well-managed, and recently completed major renovations. This residence is ideal as a primary residence, winter home or investment. Don’t miss the opportunity to live in one of North Beach’s best kept secrets - Parkview Point!

Key facts

• Fitness center
• Concierge
• Party room

Tags

• CANAL VIEWS
• HEATED POOL
• FITNESS CENTER
• CONCIERGE
• VALET
• PARTY ROOM

Property features AI

Finance

• Other: Pets allowed (yes) with 20 lb size limit
• Financial info: Association fee: $1,100 per month
• HOA & community: Monthly association fee; Association fee covers amenities, structure maintenance, parking, pest control, pool(s), recreation facilities, sewer, security, trash and water; Community amenities: clubhouse, fitness center, laundry, playground, pool, elevators

Exterior

• Parking: Assigned parking; Guest parking available; Secured garage/parking; 1 covered/garage space (one space)
• Security: Doorman; Key card entry; Secured garage/parking
• Utilities: Water and sewer included in association (per association amenities); Electric service (for heating/cooling and water heater)
• Home design: Condominium/hi-rise building (24 stories); Entry located on level 2; Resale unit
• Construction: Block construction
• Exterior features: Deck; Exterior lighting; Waterfront with fixed-bridge access; Has a view

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Elevator; Handicap access; Bedroom on main level; Second-floor entry
• Laundry & utility: Common area laundry; Laundry tub; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $316k.

Deal economics

• At list price, monthly cash flow is $-452 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (25.3% below list).
• Meets the 1% rule at list price ($4k rent vs $316k).
• Recommended offer: $236k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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.
• Market conditions: Rents flat; 647 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,124/mo this rent would consume 72% 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 $2k of loan paydown is wiped out by about $9k 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 152 days — a 12% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,066 (25.3% 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 152 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
12. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
13. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
14. 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.
15. 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.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 6.4

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: -31.9%
• Equity multiple: -0.01×
• Total profit: $-89,329
• Equity at exit: $47,102

10-year hold

• IRR: -73.3%
• Equity multiple: -0.71×
• Total profit: $-151,160
• Equity at exit: $27,313

Cash invested: $88,452 (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: 647
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,124 medium
• Mortgage (P&I): −$1,657
• Tax from tax record: −$395 /mo · $4,737/yr
• Insurance: −$132
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $-452

Break-even live

Break-even rent $4,696

Max offer price $236,066

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-363	+0% $-452	+5% $-541	+10% $-631
Rent	-10% $-778	-5% $-615	+0% $-452	+5% $-289	+10% $-126
Rate	-1.0pp $-293	-0.5pp $-372	base $-452	+0.5pp $-534	+1.0pp $-617

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: $78,975
• Closing costs: $9,477
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	3d	2	0.30mi
8701 Collins Ave #304 Surfside, FL	2.0	2.5	1457	$25,000	$17.16	25d	1	0.94mi

HOA detail condo

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $315,900 Active 152 DOM
2. 2026-06-18
   days on market $315,900 Active 149 DOM
3. 2026-06-17
   days on market $315,900 Active 148 DOM
4. 2026-06-16
   days on market $315,900 Active 147 DOM
5. 2026-06-15
   days on market $315,900 Active 146 DOM
6. 2026-06-13
   days on market $315,900 Active 144 DOM
7. 2026-06-09
   days on market $315,900 Active 140 DOM
8. 2026-06-08
   days on market $315,900 Active 139 DOM
9. 2026-06-07
   days on market $315,900 Active 138 DOM
10. 2026-06-04
    days on market $315,900 Active 135 DOM
11. 2026-06-03
    days on market $315,900 Active 134 DOM
12. 2026-06-02
    days on market $315,900 Active 133 DOM
13. 2026-06-01
    days on market $315,900 Active 132 DOM
14. 2026-05-31
    days on market $315,900 Active 131 DOM
15. 2026-03-12
    price $315,900
16. 2026-03-12
    price $325,000
17. 2026-03-11
    price $315,900
18. 2026-02-18
    price $325,000
19. 2026-01-11
    listed $335,000 Active
20. 2025-12-08
    historical
21. 2025-09-23
    historical $2,750
22. 2025-09-09
    price $2,750
23. 2025-09-04
    price $310,000
24. 2025-08-15
    price $320,000
25. 2025-08-05
    listed $2,900
26. 2025-06-09
    price $325,000
27. 2025-03-08
    price $330,000
28. 2025-01-25
    listed $320,000 Active
29. 2024-12-31
    historical
30. 2024-12-07
    price $325,000
31. 2024-10-30
    price $335,000
32. 2024-07-19
    price $345,000
33. 2024-05-17
    price $349,000
34. 2024-04-19
    price $359,000
35. 2023-11-29
    price $370,000
36. 2023-10-23
    listed $385,000 Active
37. 2023-03-07
    historical
38. 2022-10-27
    listed $295,000 Active
39. 2022-07-07
    soldstatus $285,000
40. 2022-06-24
    soldstatus $285,000 Closed
41. 2022-05-09
    historical Active Under Contract
42. 2022-02-22
    price $295,000
43. 2022-02-17
    listed $290,000 Active
44. 2015-08-11
    historical
45. 2015-06-05
    listed $220,000 Active
46. 2013-05-30
    soldstatus $175,000 Sold
47. 2013-05-02
    status Pending
48. 2013-04-12
    price $184,900
49. 2011-09-30
    historical
50. 2011-03-18
    listed $139,900

ⓘ 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: $4,737 · $395/mo
• Projected year-2 tax: $4,737 · $395/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,482
• − Mortgage interest: −$17,695
• − Property taxes: −$4,737
• − Insurance: −$6,698
• − Repairs & maintenance: −$3,959
• − Management: −$3,959
• − HOA: −$13,200
• − Depreciation: −$9,190
• Taxable loss: −$9,955
• Est. tax savings @ 24.0%: +$2,389
• After-tax cash flow: $-3,034/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

+389.0% since first listed

39 events — show timeline

• 2026-03-12 Price Changed $315,900 MARMLS
• 2026-03-12 Price Changed $325,000 MARMLS
• 2026-03-11 Price Changed $315,900 MARMLS
• 2026-02-18 Price Changed $325,000 MARMLS
• 2026-01-11 Listed $335,000 MARMLS
• 2025-12-08 Listing Removed — MARMLS
• 2025-09-23 Rental Removed $2,750 MARMLS
• 2025-09-09 Price Changed $2,750 MARMLS
• 2025-09-04 Price Changed $310,000 MARMLS
• 2025-08-15 Price Changed $320,000 MARMLS
• 2025-08-05 Listed for Rent $2,900 MARMLS
• 2025-06-09 Price Changed $325,000 MARMLS
• 2025-03-08 Price Changed $330,000 MARMLS
• 2025-01-25 Listed $320,000 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-12-07 Price Changed $325,000 MARMLS
• 2024-10-30 Price Changed $335,000 MARMLS
• 2024-07-19 Price Changed $345,000 MARMLS
• 2024-05-17 Price Changed $349,000 MARMLS
• 2024-04-19 Price Changed $359,000 MARMLS
• 2023-11-29 Price Changed $370,000 MARMLS
• 2023-10-23 Listed $385,000 MARMLS
• 2023-03-07 Listing Removed — MARMLS
• 2022-10-27 Listed $295,000 MARMLS
• 2022-07-07 Sold (Public Records) $285,000 Public Records
• 2022-06-24 Sold (MLS) $285,000 MARMLS
• 2022-05-09 Contingent — MARMLS
• 2022-02-22 Price Changed $295,000 MARMLS
• 2022-02-17 Listed $290,000 MARMLS
• 2015-08-11 Listing Removed — MARMLS
• 2015-06-05 Listed $220,000 MARMLS
• 2013-05-30 Sold (MLS) $175,000 MARMLS
• 2013-05-02 Pending — MARMLS
• 2013-04-12 Price Changed $184,900 MARMLS
• 2011-09-30 Listing Removed — Beaches MLS
• 2011-03-18 Listed $139,900 Beaches MLS
• 2003-10-16 Sold (Public Records) $157,500 Public Records
• 1998-08-20 Sold (Public Records) $72,000 Public Records
• 1980-09-01 Sold (Public Records) $64,600 Public Records

Property tax history

+11.2%/yr

Latest (2025): $4,737 · +2.4% YoY. Source: county tax records.