1620 West Ave #603 · Miami Beach, FL 33139

$277,900

1 bd · 1.0 ba · 667 sqft · Condo public records · 3 Days on market

Built 1965 $785/mo HOA · 22% of rent

---

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 +17.3/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Location is everything! Prime West Avenue location with skyline and pool views from the balcony. This spacious unit has an updated kitchen with granite countertops, and generously sized bedroom and closets. Building has newer roof (Aug 2024) and has recently undergone concrete restoration on balconies (Sep 2025). Walk to Lincoln Road, Trader Joe's, The Fresh Market, and Maurice Gibb Park.

Key facts

• West avenue location
• Skyline views
• Pool views

Tags

• WEST AVENUE LOCATION
• SKYLINE VIEWS
• POOL VIEWS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• CONCRETE RESTORATION

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee ($785); Association covers laundry, structure maintenance, pools, sewer, trash and water; Association amenities include laundry and pool

Exterior

• Parking: 1 covered garage space; On-street parking
• Security: Complex fenced; Intercom; Key card entry; Smoke detectors
• Utilities: Cable available; Association-managed pool
• Home design: Condominium in a 6-story building; Faces south; Entry on 6th level; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Open balcony; Living/dining room; Tub/shower; Unfurnished
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $278k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (14.1% below list).
• Meets the 1% rule at list price ($4k rent vs $278k).
• Recommended offer: $239k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 7.2% 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: Miami Beach Feinberg/Fisher K-8 (math 37% / reading 34%, grade F, #1,684 of 2,144 statewide, top 79%, 842 students, 61% 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 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 1216 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 $3,608/mo this rent would consume 62% of the median local household income ($70k/yr) (locally 4052% 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 (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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 $30k; list at $278k implies a 826% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,761 (14.1% 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. Built in 1965 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.24×
• Total profit: $-59,399
• Equity at exit: $51,602

10-year hold

• IRR: -24.2%
• Equity multiple: -0.28×
• Total profit: $-99,222
• Equity at exit: $41,860

Cash invested: $77,812 (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 33139

• Home prices YoY: -0.8%
• Rents YoY: -0.4%
• Active inventory: 1216
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,608 medium
• Mortgage (P&I): −$1,457
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$116
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$785
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $-222

Break-even live

Break-even rent $3,889

Max offer price $238,761

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-143	+0% $-222	+5% $-300	+10% $-379
Rent	-10% $-507	-5% $-364	+0% $-222	+5% $-79	+10% $63
Rate	-1.0pp $-82	-0.5pp $-151	base $-222	+0.5pp $-294	+1.0pp $-367

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: $69,475
• Closing costs: $8,337
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Meridian Ave Miami Beach, FL	4.0	1.0–3.0	917	$6,932	$7.56	16d	1	0.39mi
2201 Collins Ave Miami Beach, FL	1.0–3.0	1.0–2.0	1121	$22,000	$19.62	26d	2	1.10mi

HOA detail condo

• Monthly dues: $785 · $9,420/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $277,900 Active 3 DOM
2. 2026-06-18
   days on marketlisting id $277,900 Active 1 DOM
3. 2026-05-31
   days on market $277,900 Active 136 DOM
4. 2026-01-01
   listed $277,900 Active
5. 2025-11-30
   historical
6. 2025-08-07
   historical $2,075
7. 2025-07-02
   price $2,075
8. 2025-06-01
   listed $2,200
9. 2025-06-01
   status Active
10. 2025-01-01
    listed $277,900 Active
11. 2024-12-31
    historical
12. 2024-10-31
    price $277,900
13. 2024-08-03
    listed $280,000 Active
14. 2024-08-03
    historical
15. 2024-05-08
    historical $2,100
16. 2024-04-25
    listed $2,100
17. 2023-08-04
    listed $280,000 Active
18. 2021-08-17
    historical
19. 2021-05-06
    listed $250,000 Active
20. 1989-05-09
    soldstatus $30,000

ⓘ 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: $3,448 · $287/mo
• Projected year-2 tax: $3,448 · $287/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°F today · 30 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: $43,299
• − Mortgage interest: −$15,567
• − Property taxes: −$3,448
• − Insurance: −$6,508
• − Repairs & maintenance: −$3,464
• − Management: −$3,464
• − HOA: −$9,420
• − Depreciation: −$8,084
• Taxable loss: −$6,657
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $-1,061/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): 33,753
• Household income: $69,793
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 4052.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 40% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 15% Salvadoran 3%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 56% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 49% Other Indo-European 5% 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: ▼ -2.19%
• Current HPI: 277.9321
• Rent YoY: ▼ -0.36%
• 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

+826.3% since first listed

17 events — show timeline

• 2026-01-01 Listed $277,900 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-08-07 Rental Removed $2,075 MARMLS
• 2025-07-02 Price Changed $2,075 MARMLS
• 2025-06-01 Listed for Rent $2,200 MARMLS
• 2025-06-01 Relisted — MARMLS
• 2025-01-01 Listed $277,900 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-10-31 Price Changed $277,900 MARMLS
• 2024-08-03 Listing Removed — MARMLS
• 2024-08-03 Listed $280,000 MARMLS
• 2024-05-08 Rental Removed $2,100 MARMLS
• 2024-04-25 Listed for Rent $2,100 MARMLS
• 2023-08-04 Listed $280,000 MARMLS
• 2021-08-17 Listing Removed — MARMLS
• 2021-05-06 Listed $250,000 MARMLS
• 1989-05-09 Sold (Public Records) $30,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,448 · -17.7% YoY. Source: county tax records.