5555 Collins Ave Unit 7T · Miami Beach, FL 33140

$450,000

1 bd · 2.0 ba · 1,064 sqft · Condo public records · 197 Days on market

Built 1967

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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).

• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Cash flow +4.3/30.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

HUGE PRICE REDUCTION. OWNER MOTIVATED. Enjoy this amazing direct bay views from every room and huge balcony. Updated new kitchen, bathroom and floors. This large unit features a resort style, ocean front luxury condo on millionaire's row by iconic architect MORRIS LAPIDUS, including onsite famous restaurant "Lola", penthouse gym overlooking the ocean and a brand new pool deck, jacuzzi expected to open this summer 2026. Equal Housing Opportunity

Key facts

• Brand new kitchen
• Remodeled bathroom
• Huge balcony

Tags

• DIRECT INTRACOASTAL VIEWS
• HUGE BALCONY
• BRAND NEW KITCHEN
• REMODELED BATHROOM
• OCEAN FRONT LUXURY CONDO
• ONSITE FAMOUS RESTAURANT

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly HOA with additional quarterly fee; Association covers management, common areas, cable TV, HVAC, hot water, laundry, parking, pool(s), sewer, security and water; Association amenities include basketball court, billiard room, business center, cabana, clubhouse, fitness center, pool, tennis courts, trash service and elevators

Exterior

• Parking: Garage with 1 covered space (one-space garage)
• Security: Security system; Closed-circuit cameras; Elevator secured; Fire alarm; Lobby secured; Security guard; Smoke detectors
• Utilities: Water and sewer included in association amenities; Power with central HVAC
• Home design: Waterfront property with bay front and canal front and intracoastal access; Has view; Entry on level 7; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Courtyard; Tennis court(s); Association heated pool

Interior

• Kitchen: Icemaker; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Furnishing negotiable; Elevator
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $442k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $440k (2.3% below list).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.1% 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.
• Market conditions: Rents rising (+3.5%/yr); 670 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,396/mo this rent would consume 49% of the median local household income ($107k/yr) (locally 870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k 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 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 12y ago; this cycle's ask is 14900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 36% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $396,000 (12.0% 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 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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: 0.98% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.36%
• DSCR: 0.49
• GRM: 8.5

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: -14.5%
• Equity multiple: 0.27×
• Total profit: $-91,926
• Equity at exit: $152,802

10-year hold

• IRR: -7.3%
• Equity multiple: 0.09×
• Total profit: $-114,529
• Equity at exit: $202,427

Cash invested: $126,000 (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 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 670
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,396 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$546 /mo · $6,551/yr
• Insurance: −$188
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 12 same-building comps: −$1,573
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $-1,620

Break-even live

Break-even rent $6,447

Max offer price $163,852

Occupancy floor —

Sensitivity live

Price	-10% $-1,365	-5% $-1,492	+0% $-1,620	+5% $-1,747	+10% $-1,875
Rent	-10% $-1,967	-5% $-1,793	+0% $-1,620	+5% $-1,446	+10% $-1,273
Rate	-1.0pp $-1,393	-0.5pp $-1,505	base $-1,620	+0.5pp $-1,736	+1.0pp $-1,855

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	2d	2	1.45mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $450,000 Active 197 DOM
2. 2026-06-17
   days on market $450,000 Active 196 DOM
3. 2026-06-16
   days on market $450,000 Active 195 DOM
4. 2026-06-15
   days on market $450,000 Active 194 DOM
5. 2026-06-13
   days on market $450,000 Active 192 DOM
6. 2026-06-09
   days on market $450,000 Active 188 DOM
7. 2026-06-08
   days on market $450,000 Active 187 DOM
8. 2026-06-07
   days on market $450,000 Active 186 DOM
9. 2026-06-04
   days on market $450,000 Active 183 DOM
10. 2026-06-03
    days on market $450,000 Active 182 DOM
11. 2026-06-02
    days on market $450,000 Active 181 DOM
12. 2026-06-01
    days on market $450,000 Active 180 DOM
13. 2026-05-31
    days on market $450,000 Active 179 DOM
14. 2026-05-25
    historical $3,000
15. 2026-05-23
    listed $3,000
16. 2026-05-06
    price $450,000
17. 2026-04-22
    historical $3,000
18. 2026-03-05
    price $505,000
19. 2026-02-10
    price $3,000
20. 2025-12-10
    listed $3,300
21. 2025-12-03
    listed $555,000 Active
22. 2025-11-09
    historical $3,300
23. 2025-07-01
    listed $3,300
24. 2025-06-26
    historical $4,500
25. 2025-01-11
    listed $4,500
26. 2024-12-07
    historical $4,500
27. 2024-10-17
    listed $4,500
28. 2024-09-27
    historical $3,000
29. 2024-09-16
    listed $3,000
30. 2024-09-06
    historical $3,000
31. 2024-08-22
    price $3,000
32. 2024-08-21
    price $3,200
33. 2024-08-19
    price $3,500
34. 2024-08-13
    listed $3,300
35. 2024-07-06
    historical
36. 2024-06-30
    status Active
37. 2024-05-20
    historical $3,300
38. 2024-05-17
    price $3,300
39. 2024-04-27
    listed $3,700
40. 2024-04-08
    historical $3,000
41. 2024-04-08
    listed $3,000
42. 2024-03-08
    historical $3,000
43. 2024-02-14
    listed $3,000
44. 2024-01-29
    historical $3,000
45. 2024-01-24
    price $3,000
46. 2024-01-19
    listed $3,300
47. 2023-12-11
    historical $3,300
48. 2023-12-06
    price $520,000
49. 2023-12-02
    price $3,300
50. 2023-11-01
    status Active

ⓘ 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: $6,551 · $546/mo
• Projected year-2 tax: $6,551 · $546/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 · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 27 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: $52,755
• − Mortgage interest: −$25,207
• − Property taxes: −$6,551
• − Insurance: −$7,369
• − Repairs & maintenance: −$4,220
• − Management: −$4,220
• − HOA: −$18,876
• − Depreciation: −$13,091
• Taxable loss: −$26,780
• Est. tax savings @ 24.0%: +$6,427
• After-tax cash flow: $-13,011/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)

No district data.

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

-97.2% since first listed

65 events — show timeline

• 2026-05-25 Rental Removed $3,000 MARMLS
• 2026-05-23 Listed for Rent $3,000 MARMLS
• 2026-05-06 Price Changed $450,000 MARMLS
• 2026-04-22 Rental Removed $3,000 MARMLS
• 2026-03-05 Price Changed $505,000 MARMLS
• 2026-02-10 Price Changed $3,000 MARMLS
• 2025-12-10 Listed for Rent $3,300 MARMLS
• 2025-12-03 Listed $555,000 MARMLS
• 2025-11-09 Rental Removed $3,300 MARMLS
• 2025-07-01 Listed for Rent $3,300 MARMLS
• 2025-06-26 Rental Removed $4,500 MARMLS
• 2025-01-11 Listed for Rent $4,500 MARMLS
• 2024-12-07 Rental Removed $4,500 MARMLS
• 2024-10-17 Listed for Rent $4,500 MARMLS
• 2024-09-27 Rental Removed $3,000 MARMLS
• 2024-09-16 Listed for Rent $3,000 MARMLS
• 2024-09-06 Rental Removed $3,000 MARMLS
• 2024-08-22 Price Changed $3,000 MARMLS
• 2024-08-21 Price Changed $3,200 MARMLS
• 2024-08-19 Price Changed $3,500 MARMLS
• 2024-08-13 Listed for Rent $3,300 MARMLS
• 2024-07-06 Listing Removed — MARMLS
• 2024-06-30 Relisted — MARMLS
• 2024-05-20 Rental Removed $3,300 MARMLS
• 2024-05-17 Price Changed $3,300 MARMLS
• 2024-04-27 Listed for Rent $3,700 MARMLS
• 2024-04-08 Rental Removed $3,000 MARMLS
• 2024-04-08 Listed for Rent $3,000 MARMLS
• 2024-03-08 Rental Removed $3,000 MARMLS
• 2024-02-14 Listed for Rent $3,000 MARMLS
• 2024-01-29 Rental Removed $3,000 MARMLS
• 2024-01-24 Price Changed $3,000 MARMLS
• 2024-01-19 Listed for Rent $3,300 MARMLS
• 2023-12-11 Rental Removed $3,300 MARMLS
• 2023-12-06 Price Changed $520,000 MARMLS
• 2023-12-02 Price Changed $3,300 MARMLS
• 2023-11-01 Relisted — MARMLS
• 2023-10-31 Listed for Rent $3,500 MARMLS
• 2023-08-14 Rental Removed $3,500 MARMLS
• 2023-08-10 Price Changed $3,500 MARMLS
• 2023-08-05 Listed for Rent $3,800 MARMLS
• 2023-07-28 Rental Removed $3,100 MARMLS
• 2023-07-18 Price Changed $3,100 MARMLS
• 2022-06-23 Price Changed $699,000 MARMLS
• 2022-05-24 Price Changed $630,000 MARMLS
• 2022-01-27 Price Changed $578,000 MARMLS
• 2021-07-06 Listing Removed — MARMLS
• 2021-07-06 Listed $465,000 MARMLS
• 2021-03-01 Price Changed $466,000 MARMLS
• 2020-07-08 Price Changed $433,000 MARMLS
• 2020-07-06 Price Changed $422,000 MARMLS
• 2020-05-20 Price Changed $450,000 MARMLS
• 2020-01-22 Listed $460,000 MARMLS
• 2016-11-17 Sold (MLS) $405,000 MARMLS
• 2016-07-22 Sold (Public Records) $405,000 Public Records
• 2016-05-30 Pending — MARMLS
• 2016-02-29 Price Changed $435,000 MARMLS
• 2016-02-08 Price Changed $455,000 MARMLS
• 2016-01-16 Price Changed $480,000 MARMLS
• 2016-01-10 Listed $510,000 MARMLS
• 2015-02-18 Sold (MLS) $339,500 MARMLS
• 2015-01-20 Sold (Public Records) $339,500 Public Records
• 2014-10-19 Pending — MARMLS
• 2014-10-07 Listed $369,000 MARMLS
• 1992-12-29 Sold (Public Records) $109,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $6,551 · +5.9% YoY. Source: county tax records.