830 10th St #1 · Miami Beach, FL 33139

$249,900

2 bd · 1.0 ba · 620 sqft · Condo public records · 283 Days on market

Built 1948 $776/mo HOA · 18% of rent

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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
• Appreciation +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Tastefully corner furnished unit for sale!! In the Heart of Miami Beach. PRICE IS FIRM

Key facts

• $776 HOA
• Built 1948
• Listed 283 days

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with possible restrictions
• HOA & community: Monthly association fee of $776; Located in a senior community

Exterior

• Parking: On-street parking
• Home design: 2-story property; Entry level is 1; Has attached property
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Refrigerator; Some gas appliances
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Furnished; First-floor entry; Split bedrooms; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 soft (-0.4%/yr); 1208 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 $4,413/mo this rent would consume 76% 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 $5k 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 283 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 12y ago; this cycle's ask has dropped $48k (16%) 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; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 8→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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. 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.
10. 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.
11. 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: 1.77% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 4.7

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-10,994
• Equity at exit: $46,403

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-6,084
• Equity at exit: $37,642

Cash invested: $69,972 (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: 1208
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,413 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$350 /mo · $4,205/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$776
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $518

Break-even live

Break-even rent $3,756

Max offer price $249,900

Occupancy floor 83%

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: $62,475
• Closing costs: $7,497
• 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	$11,900	$12.97	14d	1	0.57mi
2201 Collins Ave Miami Beach, FL	1.0–3.0	1.0–2.0	1121	$22,500	$20.06	24d	2	1.30mi

HOA detail condo

• Monthly dues: $776 · $9,312/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-05-31
   status $249,900 Pending 283 DOM
2. 2026-03-30
   historical Active Under Contract
3. 2026-03-05
   price $249,900
4. 2026-02-28
   status Active
5. 2026-02-28
   price $279,900
6. 2025-12-10
   price $284,900
7. 2025-12-09
   status Active
8. 2025-08-31
   historical $2,500
9. 2025-08-15
   listed $298,000 Active
10. 2025-08-09
    price $2,500
11. 2025-08-08
    price $2,600
12. 2025-08-08
    price $2,500
13. 2025-08-05
    historical
14. 2025-07-03
    listed $2,600
15. 2025-02-18
    listed $317,000 Active
16. 2025-02-04
    historical
17. 2024-11-21
    historical $2,950
18. 2024-11-18
    listed $2,950
19. 2024-11-17
    listed $319,000 Active
20. 2024-11-12
    historical
21. 2024-10-23
    price $319,900
22. 2024-08-30
    listed $355,000 Active
23. 2023-11-30
    historical $2,900
24. 2023-11-11
    listed $2,900
25. 2021-10-01
    soldstatus $264,000
26. 2021-09-20
    soldstatus $264,000 Closed
27. 2021-08-19
    status Pending
28. 2021-08-09
    listed $269,000 Active
29. 2021-08-03
    historical
30. 2021-06-08
    historical Active Under Contract
31. 2021-05-19
    price $279,000
32. 2021-05-08
    listed $289,000 Active
33. 2021-04-30
    soldstatus $173,000
34. 2021-04-23
    soldstatus $173,000 Closed
35. 2021-04-15
    historical Active Under Contract
36. 2021-03-30
    status Pending
37. 2021-03-05
    price $223,000
38. 2021-02-18
    listed $235,000 Active
39. 2021-02-16
    historical
40. 2020-07-17
    listed $235,000 Active
41. 2020-02-20
    historical
42. 2019-12-11
    listed $239,000 Active
43. 2019-06-10
    status Active
44. 2019-05-29
    historical
45. 2019-05-29
    historical
46. 2019-05-06
    status Active
47. 2019-04-06
    historical
48. 2019-01-15
    listed $259,000 Active
49. 2017-02-01
    historical
50. 2016-12-21
    price $264,900

ⓘ 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: $4,205 · $350/mo
• Projected year-2 tax: $4,205 · $350/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 · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥101°F today · 31 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: $52,950
• − Mortgage interest: −$13,998
• − Property taxes: −$4,205
• − Insurance: −$6,368
• − Repairs & maintenance: −$4,236
• − Management: −$4,236
• − HOA: −$9,312
• − Depreciation: −$7,270
• Taxable income: $3,325
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $5,421/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

+188.9% since first listed

64 events — show timeline

• 2026-03-30 Contingent — MARMLS
• 2026-03-05 Price Changed $249,900 MARMLS
• 2026-02-28 Relisted — MARMLS
• 2026-02-28 Price Changed $279,900 MARMLS
• 2025-12-10 Price Changed $284,900 MARMLS
• 2025-12-09 Relisted — MARMLS
• 2025-08-31 Rental Removed $2,500 MARMLS
• 2025-08-15 Listed $298,000 MARMLS
• 2025-08-09 Price Changed $2,500 MARMLS
• 2025-08-08 Price Changed $2,600 MARMLS
• 2025-08-08 Price Changed $2,500 MARMLS
• 2025-08-05 Listing Removed — MARMLS
• 2025-07-03 Listed for Rent $2,600 MARMLS
• 2025-02-18 Listed $317,000 MARMLS
• 2025-02-04 Listing Removed — MARMLS
• 2024-11-21 Rental Removed $2,950 MARMLS
• 2024-11-18 Listed for Rent $2,950 MARMLS
• 2024-11-17 Listed $319,000 MARMLS
• 2024-11-12 Listing Removed — MARMLS
• 2024-10-23 Price Changed $319,900 MARMLS
• 2024-08-30 Listed $355,000 MARMLS
• 2023-11-30 Rental Removed $2,900 MARMLS
• 2023-11-11 Listed for Rent $2,900 MARMLS
• 2021-10-01 Sold (Public Records) $264,000 Public Records
• 2021-09-20 Sold (MLS) $264,000 MARMLS
• 2021-08-19 Pending — MARMLS
• 2021-08-09 Listed $269,000 MARMLS
• 2021-08-03 Listing Removed — MARMLS
• 2021-06-08 Contingent — MARMLS
• 2021-05-19 Price Changed $279,000 MARMLS
• 2021-05-08 Listed $289,000 MARMLS
• 2021-04-30 Sold (Public Records) $173,000 Public Records
• 2021-04-23 Sold (MLS) $173,000 MARMLS
• 2021-04-15 Contingent — MARMLS
• 2021-03-30 Pending — MARMLS
• 2021-03-05 Price Changed $223,000 MARMLS
• 2021-02-18 Listed $235,000 MARMLS
• 2021-02-16 Listing Removed — MARMLS
• 2020-07-17 Listed $235,000 MARMLS
• 2020-02-20 Listing Removed — MARMLS
• 2019-12-11 Listed $239,000 MARMLS
• 2019-06-10 Relisted — MARMLS
• 2019-05-29 Listing Removed — MARMLS
• 2019-05-29 Listing Removed — MARMLS
• 2019-05-06 Relisted — MARMLS
• 2019-04-06 Listing Removed — MARMLS
• 2019-01-15 Listed $259,000 MARMLS
• 2017-02-01 Listing Removed — MARMLS
• 2016-12-21 Price Changed $264,900 MARMLS
• 2016-08-11 Price Changed $269,000 MARMLS
• 2016-07-01 Price Changed $279,900 MARMLS
• 2016-05-04 Price Changed $285,900 MARMLS
• 2016-03-31 Price Changed $289,500 MARMLS
• 2016-03-31 Listed $290 MARMLS
• 2014-12-26 Sold (MLS) $220,000 MARMLS
• 2014-12-08 Pending — MARMLS
• 2014-11-07 Relisted — MARMLS
• 2014-10-31 Pending — MARMLS
• 2014-09-24 Price Changed $216,900 MARMLS
• 2014-08-25 Price Changed $236,900 MARMLS
• 2014-07-23 Listed $256,900 MARMLS
• 2005-11-21 Sold (Public Records) $290,000 Public Records
• 2005-05-17 Sold (Public Records) $178,000 Public Records
• 2000-09-27 Sold (Public Records) $86,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,205 · +5.8% YoY. Source: county tax records.