6945 Abbott Ave · Miami Beach, FL 33141

$10,000,000

None bd · None ba · — sqft · MultiFamily · 69 Days on market

6,150 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

MIAMI BEACH – M Boutique Hotel – Renovated 12-unit apart-hotel in North Beach, offering 11 suites in the main building and a 1BED/1BATH villa in the rear – all with fully equipped kitchens. The property includes a welcome lobby, office, storage room, laundry room, and garden sitting area. Sale includes the real estate and a successful hotel business with very good guest reviews and repeat clientele from all over the world. Renovated in 2011/2012 with impact windows and doors, new split A/C, plumbing and electrical systems, the building is recertified until 2029. Town center zoning allows for additional 15,000+ SF of development in a booming neighborhood with new mixed-use projects planned, two blocks from the beach.

Key facts

• Licensed hotel rooms
• Ground-floor retail
• Immediate income

Tags

• LICENSED HOTEL ROOMS
• IMMEDIATE INCOME
• GROUND-FLOOR RETAIL
• HIGH-DEMAND TOURISM MARKET

Property features AI

Finance

• Other: Annual tax amount reported for 2025
• Financial info: Gross scheduled income listed as $30,000,000

Exterior

• Utilities: Electricity available; Public water; Public sewer
• Home design: Property located at 6945 Abbott Ave, Miami Beach, FL
• Exterior features: Lot dimensions approximately 50 x 123; Lot area approximately 6,150 sq ft (0.14 acres); Publicly maintained road access; Zoning code: 3900

Interior

• Interior features: Public utilities available (electricity, water, sewer)

What this means for you Summary

Snapshot

• This is a multifamily listed at $10.00M.

Deal economics

• At list price, monthly cash flow is $102k ($1.23M/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($217k rent vs $10.00M).
• Recommended offer: $9.40M (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $217,134/mo this rent would consume 3791% 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 $69k of loan paydown is wiped out by about $300k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $2.80M cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($9.40M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $1.80M (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3.55M; list at $10.00M implies a 182% gain — meaningful room to come down on a strong offer.

Recommended offer $9,400,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.17% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.90%
• DSCR: 2.95
• GRM: 3.8

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: 37.9%
• Equity multiple: 2.56×
• Total profit: $4,361,183
• Equity at exit: $1,491,033

10-year hold

• IRR: 43.1%
• Equity multiple: 4.60×
• Total profit: $10,085,247
• Equity at exit: $864,617

Cash invested: $2,800,000 (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: 647
• Price-to-rent: 46.1×

Monthly cashflow live

• Estimated rent: $217,134 medium
• Mortgage (P&I): −$52,441
• Tax est. 1.5%: −$12,500 /mo · $150,000/yr
• Insurance: −$4,167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$45,598
• Net cashflow: $102,428

Break-even live

Break-even rent $87,478

Max offer price $10,000,000

Occupancy floor 48%

Sensitivity live

Price	-10% $109,339	-5% $105,883	+0% $102,428	+5% $98,973	+10% $95,517
Rent	-10% $85,275	-5% $93,851	+0% $102,428	+5% $111,005	+10% $119,582
Rate	-1.0pp $107,464	-0.5pp $104,972	base $102,428	+0.5pp $99,837	+1.0pp $97,201

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$217,140
Total (12 units)			$217,134

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: $2,500,000
• Closing costs: $300,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6899 Collins Ave #202 Miami Beach, FL	3.0	3.5	3385	$35,000	$10.34	25d	1	0.15mi
6899 Collins Ave Miami, FL	2.0–3.0	2.5–3.5	2917	$18,000	$6.17	5d	2	0.15mi
580 72nd St Unit 1263798P Miami Beach, FL	2.0–3.0	1.0–2.0	1194	$7,494	$6.28	2d	2	0.16mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$19,950	$9.52	5d	1	0.19mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$20,500	$9.78	25d	1	0.19mi
6000 Indian Creek Dr Unit 25C-3 Miami, FL	3.0	3.5	2600	$20,000	$7.69	25d	1	0.81mi
6000 Indian Creek Dr Unit 25C-3 Miami, FL	3.0	3.5	2600	$20,000	$7.69	8d	1	0.81mi
6145 Lagorce Dr Miami Beach, FL	3.0	2.0	2220	$24,965	$11.25	11d	1	0.87mi
5959 Collins Ave #807 Miami Beach, FL	3.0	3.5	2959	$26,000	$8.79	15d	1	0.90mi
5959 Collins Ave Miami Beach, FL	2.0–3.0	3.5	2509	$18,000	$7.17	5d	2	0.90mi
8701 Collins Ave Miami Beach, FL	2.0	2.5	—	$25,000	—	3d	1	1.18mi
8701 Collins Ave #605 Surfside, FL	2.0	2.5	1522	$25,000	$16.43	4d	1	1.21mi
8701 Collins Ave #605 Surfside, FL	2.0	2.5	1522	$25,000	$16.43	2d	1	1.21mi
8701 Collins Ave #304 Surfside, FL	2.0	2.5	1457	$25,000	$17.16	25d	1	1.21mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	16d	1	1.35mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	5d	1	1.35mi

Listing history 27 events

1. 2026-06-21
   days on market $10,000,000 Active 69 DOM
2. 2026-06-18
   days on market $10,000,000 Active 66 DOM
3. 2026-06-17
   days on market $10,000,000 Active 65 DOM
4. 2026-06-16
   days on market $10,000,000 Active 64 DOM
5. 2026-06-15
   days on market $10,000,000 Active 63 DOM
6. 2026-06-13
   pricedays on market $10,000,000 Active 61 DOM
7. 2026-06-09
   days on market $11,000,000 Active 57 DOM
8. 2026-06-08
   days on market $11,000,000 Active 56 DOM
9. 2026-06-07
   days on market $11,000,000 Active 55 DOM
10. 2026-06-04
    days on market $11,000,000 Active 52 DOM
11. 2026-06-03
    days on market $11,000,000 Active 51 DOM
12. 2026-06-02
    days on market $11,000,000 Active 50 DOM
13. 2026-06-01
    days on market $11,000,000 Active 49 DOM
14. 2026-05-31
    days on market $11,000,000 Active 48 DOM
15. 2026-04-28
    price $11,000,000
16. 2026-04-13
    listed $11,800,000 Active
17. 2022-09-02
    soldstatus $3,550,000 Closed 743-char remark

    Show marketing remark (743 chars)

    MIAMI BEACH – M Boutique Hotel – Renovated 12-unit apart-hotel in North Beach, offering 11 suites in the main building and a 1BED/1BATH villa in the rear – all with fully equipped kitchens. The property includes a welcome lobby, office, storage room, laundry room, and garden sitting area. Sale includes the real estate and a successful hotel business with very good guest reviews and repeat clientele from all over the world. Renovated in 2011/2012 with impact windows and doors, new split A/C, plumbing and electrical systems, the building is recertified until 2029. Town center zoning allows for additional 15,000+ SF of development in a booming neighborhood with new mixed-use projects planned, two blocks from the beach.

18. 2022-08-04
    historical Active Under Contract 743-char remark

    Show marketing remark (743 chars)

    MIAMI BEACH – M Boutique Hotel – Renovated 12-unit apart-hotel in North Beach, offering 11 suites in the main building and a 1BED/1BATH villa in the rear – all with fully equipped kitchens. The property includes a welcome lobby, office, storage room, laundry room, and garden sitting area. Sale includes the real estate and a successful hotel business with very good guest reviews and repeat clientele from all over the world. Renovated in 2011/2012 with impact windows and doors, new split A/C, plumbing and electrical systems, the building is recertified until 2029. Town center zoning allows for additional 15,000+ SF of development in a booming neighborhood with new mixed-use projects planned, two blocks from the beach.

19. 2022-07-18
    historical
20. 2022-01-01
    listed $3,650,000 Active 743-char remark

    Show marketing remark (743 chars)

    MIAMI BEACH – M Boutique Hotel – Renovated 12-unit apart-hotel in North Beach, offering 11 suites in the main building and a 1BED/1BATH villa in the rear – all with fully equipped kitchens. The property includes a welcome lobby, office, storage room, laundry room, and garden sitting area. Sale includes the real estate and a successful hotel business with very good guest reviews and repeat clientele from all over the world. Renovated in 2011/2012 with impact windows and doors, new split A/C, plumbing and electrical systems, the building is recertified until 2029. Town center zoning allows for additional 15,000+ SF of development in a booming neighborhood with new mixed-use projects planned, two blocks from the beach.

21. 2022-01-01
    listed $3,650,000 Active

    Show marketing remark (743 chars)

    MIAMI BEACH – M Boutique Hotel – Renovated 12-unit apart-hotel in North Beach, offering 11 suites in the main building and a 1BED/1BATH villa in the rear – all with fully equipped kitchens. The property includes a welcome lobby, office, storage room, laundry room, and garden sitting area. Sale includes the real estate and a successful hotel business with very good guest reviews and repeat clientele from all over the world. Renovated in 2011/2012 with impact windows and doors, new split A/C, plumbing and electrical systems, the building is recertified until 2029. Town center zoning allows for additional 15,000+ SF of development in a booming neighborhood with new mixed-use projects planned, two blocks from the beach.

22. 2020-03-05
    historical
23. 2019-10-22
    price $3,950,000
24. 2019-06-14
    listed $4,495,000 Active
25. 2019-06-03
    historical
26. 2019-04-25
    price $4,495,000
27. 2018-05-24
    listed $4,700,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $2,605,608
• − Mortgage interest: −$560,155
• − Property taxes: −$150,000
• − Insurance: −$50,000
• − Repairs & maintenance: −$208,449
• − Management: −$208,449
• − Depreciation: −$290,909
• Taxable income: $1,137,646
• Est. tax owed @ 24.0%: −$273,035
• After-tax cash flow: $956,102/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

+134.0% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $11,000,000 MARMLS
• 2026-04-13 Listed $11,800,000 MARMLS
• 2022-09-02 Sold (MLS) $3,550,000 MARMLS
• 2022-08-04 Contingent — MARMLS
• 2022-07-18 Listing Removed — MARMLS
• 2022-01-01 Listed $3,650,000 MARMLS
• 2022-01-01 Listed $3,650,000 MARMLS
• 2020-03-05 Listing Removed — MARMLS
• 2019-10-22 Price Changed $3,950,000 MARMLS
• 2019-06-14 Listed $4,495,000 MARMLS
• 2019-06-03 Listing Removed — MARMLS
• 2019-04-25 Price Changed $4,495,000 MARMLS
• 2018-05-24 Listed $4,700,000 MARMLS