5750 Collins Ave Unit 6J · Miami Beach, FL 33140

$450,000

2 bd · 2.0 ba · 1,362 sqft · Condo public records · 137 Days on market

Built 1968 $1370/mo HOA · 25% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks

$69k price reduction from the original. .. priced to sell !! "Location, Location & Location". Here lies one of the best priced 1,362 SF 2/2 condos on Collins Ave . on Millionaire Row ! Royal Embassy offers ample balcony size w glass railings as this particular line offers a direct Oceanview facing East. Split floor plan, master bedroom offers a large walk-in closet , Impact Windows & Doors , Wood laminate floors thru out. Owner removed the popcorn ceiling in the living area, this unit needs updating . Only steps to the beach, minutes to South Beach & minutes to 41 st. and access to 95 and downtown Miami, Design District and Brickell. Units for sale on the same

Key facts

• Split floor plan
• Wood laminate floors
• Direct oceanview

Tags

• AMPLE BALCONY SIZE
• DIRECT OCEANVIEW
• SPLIT FLOOR PLAN
• LARGE WALK-IN CLOSET
• IMPACT WINDOWS
• WOOD LAMINATE FLOORS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, insurance, laundry, structural maintenance, pool(s), security, trash and water; Community amenities include boat dock, clubhouse, fitness center, laundry, pool, trash service, and elevators

Exterior

• Parking: Assigned parking; Attached garage
• Security: Doorman; Security guard
• Utilities: Cable available
• Home design: Condominium (attached property); 15-story building; Entry on level 6; Unit faces east
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Storm/security shutters; Security/high impact doors; Heated pool; Waterfront with Intracoastal access; Has a view; Faces east

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Impact glass windows; Tub with shower; Walk-in closet(s); First floor entry
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (8.1% below list).
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: North Beach Elementary School (math 75% / reading 79%, grade A, #170 of 2,144 statewide, top 9%, 937 students, 24% 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 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 672 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 $5,437/mo this rent would consume 61% 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 137 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $69k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; list at $450k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

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 137 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.21% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 6.9

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-1,633
• Equity at exit: $152,802

10-year hold

• IRR: 5.2%
• Equity multiple: 1.64×
• Total profit: $80,962
• 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: 672
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $5,437 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$583 /mo · $6,995/yr
• Insurance: −$188
• HOA: −$1,370
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $-205

Break-even live

Break-even rent $5,697

Max offer price $413,742

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-78	+0% $-205	+5% $-333	+10% $-460
Rent	-10% $-635	-5% $-420	+0% $-205	+5% $9	+10% $224
Rate	-1.0pp $21	-0.5pp $-91	base $-205	+0.5pp $-322	+1.0pp $-440

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	3d	2	1.24mi

HOA detail condo

• Monthly dues: $1,370 · $16,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $450,000 Active 137 DOM
2. 2026-06-18
   days on market $450,000 Active 134 DOM
3. 2026-06-17
   days on market $450,000 Active 133 DOM
4. 2026-06-16
   days on market $450,000 Active 132 DOM
5. 2026-06-15
   days on market $450,000 Active 131 DOM
6. 2026-06-13
   days on market $450,000 Active 129 DOM
7. 2026-06-09
   days on market $450,000 Active 125 DOM
8. 2026-06-08
   remarks 677-char remark
9. 2026-06-08
   pricedays on market $450,000 Active 124 DOM
10. 2026-06-07
    days on market $475,000 Active 123 DOM
11. 2026-06-04
    days on market $475,000 Active 120 DOM
12. 2026-06-03
    days on market $475,000 Active 119 DOM
13. 2026-06-02
    days on market $475,000 Active 118 DOM
14. 2026-06-01
    days on market $475,000 Active 117 DOM
15. 2026-05-31
    days on market $475,000 Active 116 DOM
16. 2026-04-27
    price $475,000
17. 2026-02-26
    price $490,000
18. 2026-02-04
    listed $519,000 Active
19. 2026-01-10
    historical
20. 2026-01-09
    status Active
21. 2025-08-25
    price $489,990
22. 2025-02-15
    listed $499,990 Active
23. 2024-12-18
    historical
24. 2024-09-09
    price $555,000
25. 2024-07-12
    listed $594,000 Active
26. 2004-08-23
    soldstatus $290,000
27. 1990-11-26
    soldstatus $94,000

ⓘ 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: $6,995 · $583/mo
• Projected year-2 tax: $6,995 · $583/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $65,240
• − Mortgage interest: −$25,207
• − Property taxes: −$6,995
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,219
• − Management: −$5,219
• − HOA: −$16,440
• − Depreciation: −$13,091
• Taxable loss: −$9,181
• Est. tax savings @ 24.0%: +$2,203
• After-tax cash flow: $-260/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): 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

+405.3% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $475,000 MARMLS
• 2026-02-26 Price Changed $490,000 MARMLS
• 2026-02-04 Listed $519,000 MARMLS
• 2026-01-10 Listing Removed — MARMLS
• 2026-01-09 Relisted — MARMLS
• 2025-08-25 Price Changed $489,990 MARMLS
• 2025-02-15 Listed $499,990 MARMLS
• 2024-12-18 Listing Removed — MARMLS
• 2024-09-09 Price Changed $555,000 MARMLS
• 2024-07-12 Listed $594,000 MARMLS
• 2004-08-23 Sold (Public Records) $290,000 Public Records
• 1990-11-26 Sold (Public Records) $94,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $6,995 · -0.2% YoY. Source: county tax records.