5750 Collins Ave Apt 12h · Miami Beach, FL 33140

$550,000

2 bd · 2.0 ba · 1,362 sqft · Condo public records · 23 Days on market

Built 1968

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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
• Cash flow +7.0/30.0
• Appreciation +5.5/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

Location, Location! Large apartment in a hidden gem in Millionaire Road. Spectacular city and ocean view from your own balcony. The beach is just a few steps away, accessible directly from the building. The apartment was recently renovated and has brand new high impact windows/door. The master bedroom has double protection in case of hurricane with a high impact window and shutters. The kitchen is equipped with stainless steel appliances in pristine conditions: stove, microwave, fridge with freezer, and dishwasher. The master bedroom includes a spacious walk-in closet. Modern glass railing balcony. This exclusive residence offers access to Fitness Center, Sauna, and Pool. Enjoy the conveni

Key facts

• Walk-in closet
• High impact windows
• Access to sauna

Tags

• HIGH IMPACT WINDOWS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• MODERN GLASS RAILING BALCONY
• ACCESS TO FITNESS CENTER
• ACCESS TO SAUNA

Property features AI

Exterior

• Home design: Condominium built in 1968
• Construction: Built in 1968
• Exterior features: 12th-floor unit at 5750 Collins Ave (Mid-Beach)

Interior

• Interior features: Located in the Mid-Beach neighborhood

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $-798 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $544k (1.2% below list).
• Recommended offer: $542k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.6% 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 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 $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 $9k of equity ($4k loan paydown + $5k 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 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 13y 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 $320k; list at $550k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $541,750 (1.5% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.99% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 8.4

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: -4.9%
• Equity multiple: 0.75×
• Total profit: $-37,773
• Equity at exit: $186,758

10-year hold

• IRR: 1.0%
• Equity multiple: 1.12×
• Total profit: $19,170
• Equity at exit: $247,411

Cash invested: $154,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $5,437 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$610 /mo · $7,320/yr
• Insurance: −$229
• HOA est. from 2 same-building comps: −$1,370
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $-798

Break-even live

Break-even rent $6,447

Max offer price $408,959

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• 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	1d	2	1.24mi

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 $550,000 Active 23 DOM
2. 2026-06-17
   days on market $550,000 Active 22 DOM
3. 2026-06-16
   days on market $550,000 Active 21 DOM
4. 2026-06-15
   days on market $550,000 Active 20 DOM
5. 2026-06-13
   days on market $550,000 Active 18 DOM
6. 2026-06-09
   days on market $550,000 Active 14 DOM
7. 2026-06-08
   days on market $550,000 Active 13 DOM
8. 2026-06-08
   days on market $550,000 Active 12 DOM
9. 2026-06-04
   days on market $550,000 Active 9 DOM
10. 2026-06-03
    days on market $550,000 Active 8 DOM
11. 2026-06-02
    days on market $550,000 Active 7 DOM
12. 2026-06-01
    days on market $550,000 Active 6 DOM
13. 2026-05-31
    days on market $550,000 Active 5 DOM
14. 2026-05-26
    listed $550,000 Active
15. 2026-04-15
    historical $3,100
16. 2026-03-25
    listed $3,100
17. 2026-03-24
    historical $3,100
18. 2026-03-23
    price $3,100
19. 2026-03-02
    historical $3,200
20. 2026-02-27
    price $3,200
21. 2026-02-24
    listed $3,300
22. 2026-02-20
    price $3,300
23. 2026-01-13
    listed $3,400
24. 2026-01-09
    historical $3,400
25. 2026-01-01
    listed $3,400
26. 2025-12-21
    historical $3,400
27. 2025-12-18
    listed $3,400
28. 2025-11-26
    historical $3,400
29. 2025-11-23
    listed $3,400
30. 2025-11-22
    historical $3,400
31. 2025-11-22
    listed $3,400
32. 2025-11-22
    historical $3,400
33. 2025-11-06
    listed $3,400
34. 2024-10-23
    historical
35. 2024-08-28
    listed $619,000 Active
36. 2024-08-06
    historical
37. 2024-06-28
    price $620,000
38. 2024-05-09
    status Active
39. 2024-05-07
    historical
40. 2024-02-08
    listed $650,000 Active
41. 2023-11-02
    historical $3,500
42. 2023-10-10
    price $3,500
43. 2023-09-15
    listed $3,600
44. 2023-09-01
    historical
45. 2022-12-12
    price $630,000
46. 2022-08-30
    listed $649,000 Active
47. 2021-10-12
    historical
48. 2021-09-21
    listed $595,000 Active
49. 2015-01-06
    soldstatus $320,000 Sold
50. 2014-10-24
    status Pending

ⓘ 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: $7,320 · $610/mo
• Projected year-2 tax: $7,320 · $610/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: −$30,809
• − Property taxes: −$7,320
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,219
• − Management: −$5,219
• − HOA: −$16,440
• − Depreciation: −$16,000
• Taxable loss: −$18,516
• Est. tax savings @ 24.0%: +$4,444
• After-tax cash flow: $-5,137/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

+766.1% since first listed

62 events — show timeline

• 2026-05-26 Listed $550,000 FSBO.com
• 2026-04-15 Rental Removed $3,100 APPFOLIO
• 2026-03-25 Listed for Rent $3,100 APPFOLIO
• 2026-03-24 Rental Removed $3,100 MARMLS
• 2026-03-23 Price Changed $3,100 MARMLS
• 2026-03-02 Rental Removed $3,200 APPFOLIO
• 2026-02-27 Price Changed $3,200 APPFOLIO
• 2026-02-24 Listed for Rent $3,300 APPFOLIO
• 2026-02-20 Price Changed $3,300 MARMLS
• 2026-01-13 Listed for Rent $3,400 MARMLS
• 2026-01-09 Rental Removed $3,400 ZUMPER1
• 2026-01-01 Listed for Rent $3,400 ZUMPER1
• 2025-12-21 Rental Removed $3,400 ZUMPER1
• 2025-12-18 Listed for Rent $3,400 ZUMPER1
• 2025-11-26 Rental Removed $3,400 ZUMPER1
• 2025-11-23 Listed for Rent $3,400 ZUMPER1
• 2025-11-22 Rental Removed $3,400 REALLYO
• 2025-11-22 Listed for Rent $3,400 REALLYO
• 2025-11-22 Rental Removed $3,400 MARMLS
• 2025-11-06 Listed for Rent $3,400 MARMLS
• 2024-10-23 Listing Removed — MARMLS
• 2024-08-28 Listed $619,000 MARMLS
• 2024-08-06 Listing Removed — MARMLS
• 2024-06-28 Price Changed $620,000 MARMLS
• 2024-05-09 Relisted — MARMLS
• 2024-05-07 Listing Removed — MARMLS
• 2024-02-08 Listed $650,000 MARMLS
• 2023-11-02 Rental Removed $3,500 MARMLS
• 2023-10-10 Price Changed $3,500 MARMLS
• 2023-09-15 Listed for Rent $3,600 MARMLS
• 2023-09-01 Listing Removed — MARMLS
• 2022-12-12 Price Changed $630,000 MARMLS
• 2022-08-30 Listed $649,000 MARMLS
• 2021-10-12 Listing Removed — MARMLS
• 2021-09-21 Listed $595,000 MARMLS
• 2015-01-06 Sold (MLS) $320,000 MARMLS
• 2014-10-24 Pending — MARMLS
• 2014-10-09 Relisted — MARMLS
• 2014-09-17 Listing Removed — MARMLS
• 2014-09-02 Listed $334,900 MARMLS
• 2014-04-21 Listing Removed — MARMLS
• 2014-03-20 Pending — MARMLS
• 2014-03-19 Listed $220,000 MARMLS
• 2014-02-27 Listing Removed — MARMLS
• 2014-02-20 Pending — MARMLS
• 2014-02-19 Listed $225,000 MARMLS
• 2014-01-17 Listing Removed — MARMLS
• 2013-10-03 Pending — MARMLS
• 2013-10-03 Relisted — MARMLS
• 2013-10-03 Price Changed $210,000 MARMLS
• 2013-06-24 Pending — MARMLS
• 2013-06-23 Relisted — MARMLS
• 2013-04-26 Pending — MARMLS
• 2008-08-12 Sold (Public Records) $335,000 Public Records
• 2008-08-05 Sold (MLS) $335,000 MARMLS
• 2004-09-27 Sold (Public Records) $290,000 Public Records
• 2003-08-13 Sold (Public Records) $240,000 Public Records
• 2000-04-06 Sold (Public Records) $160,000 Public Records
• 1995-11-07 Sold (Public Records) $145,000 Public Records
• 1992-11-04 Sold (Public Records) $92,000 Public Records
• 1988-06-07 Sold (Public Records) $68,000 Public Records
• 1982-12-01 Sold (Public Records) $63,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $7,320 · +5.5% YoY. Source: county tax records.