7441 Wayne Ave Unit 2B · Miami Beach, FL 33141

$305,000

2 bd · 2.0 ba · 1,020 sqft · Condo public records · 148 Days on market

Built 1964 $986/mo HOA · 24% of rent

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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 +16.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy tranquil canal views and over 1,000 square feet of comfortable living in this spacious 2-bedroom, 2-bath residence at Parkview Point. Situated in the heart of Miami Beach, this well-maintained unit features tile floors, a generous entry-level primary suite with a walk-in shower, and an open layout that invites natural light throughout. The kitchen is outfitted with modern appliances, while the split-bedroom plan offers privacy and functionality. Building amenities include a resort-style pool, fitness center, laundry facilities, and secured entry. Located just moments from the beach, parks, and the area’s renowned restaurants and shopping, this condo offers the perfect blend of l

Key facts

• Split-bedroom plan
• Tile floors
• Modern appliances

Tags

• CANAL VIEWS
• TILE FLOORS
• WALK-IN SHOWER
• OPEN LAYOUT
• MODERN APPLIANCES
• SPLIT-BEDROOM PLAN

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities: fitness center, pool, elevators; Association fee covers: amenities, common areas, cable TV, hot water, internet, laundry, grounds maintenance, parking, pools, sewer, security, trash, water

Exterior

• Parking: Assigned parking; Two or more spaces; Valet
• Security: Complex fenced; Secured lobby; Fire sprinkler system; Smoke detectors
• Utilities: Water service included in association amenities; Sewer included in association amenities; Cable TV and internet available
• Home design: Attached property; 2nd floor entry; 15-story building; Resale unit
• Construction: Block construction
• Exterior features: Canal-front waterfront; Association pool; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnishing negotiable; Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (13.2% below list).
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $265k (13.2% below list) — sets the bar for cash-flow.
• Cap rate 7.1% 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.
• 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 flat; 644 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 $4,095/mo this rent would consume 71% of the median local household income ($69k/yr) (locally 3521% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 148 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y 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 $188k; list at $305k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,801 (13.2% 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 148 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.34% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.14×
• Total profit: $-73,306
• Equity at exit: $45,476

10-year hold

• IRR: -48.7%
• Equity multiple: -0.39×
• Total profit: $-118,954
• Equity at exit: $26,371

Cash invested: $85,400 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,095 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$323 /mo · $3,878/yr
• Insurance: −$127
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$986
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $-228

Break-even live

Break-even rent $4,383

Max offer price $264,801

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.30mi
8701 Collins Ave #304 Surfside, FL	2.0	2.5	1457	$25,000	$17.16	24d	1	0.94mi

HOA detail condo

• Monthly dues: $986 · $11,832/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 $305,000 Active 148 DOM
2. 2026-06-17
   days on market $305,000 Active 147 DOM
3. 2026-06-16
   days on market $305,000 Active 146 DOM
4. 2026-06-15
   days on market $305,000 Active 145 DOM
5. 2026-06-13
   days on market $305,000 Active 143 DOM
6. 2026-06-09
   days on market $305,000 Active 139 DOM
7. 2026-06-08
   days on market $305,000 Active 138 DOM
8. 2026-06-07
   days on market $305,000 Active 137 DOM
9. 2026-06-04
   days on market $305,000 Active 134 DOM
10. 2026-06-03
    days on market $305,000 Active 133 DOM
11. 2026-06-02
    days on market $305,000 Active 132 DOM
12. 2026-06-01
    days on market $305,000 Active 131 DOM
13. 2026-05-31
    days on market $305,000 Active 130 DOM
14. 2026-02-13
    price $305,000
15. 2026-01-21
    listed $315,000 Active
16. 2026-01-15
    historical
17. 2025-09-24
    status Active
18. 2025-09-23
    historical
19. 2025-07-15
    listed $320,000 Active
20. 2025-06-16
    historical $2,750
21. 2025-04-10
    price $2,750
22. 2025-03-13
    listed $2,900
23. 2023-12-21
    historical $2,800
24. 2023-10-25
    historical
25. 2023-07-19
    listed $2,800
26. 2023-07-14
    listed $350,000 Active
27. 2021-05-14
    soldstatus $188,000 Closed
28. 2021-04-13
    historical Active Under Contract
29. 2020-12-03
    price $188,000
30. 2020-10-02
    listed $215,000 Active
31. 2018-05-22
    historical
32. 2018-04-06
    price $215,000
33. 2018-02-09
    listed $225,000 Active
34. 2016-04-25
    soldstatus $185,000
35. 2016-03-14
    status Pending
36. 2016-02-24
    price $185,000
37. 2015-08-26
    listed $195,000 Active
38. 2015-07-01
    historical
39. 2015-06-30
    status Active
40. 2015-05-05
    status Pending
41. 2014-12-15
    listed $185,000 Active
42. 2014-12-10
    historical
43. 2014-05-15
    listed $205,000
44. 2014-02-25
    historical
45. 2012-06-26
    listed $219,000 Active
46. 2012-03-28
    historical
47. 2010-10-12
    soldstatus $24,500
48. 2010-10-01
    listed $199,900
49. 2010-08-03
    soldstatus $133,000
50. 2010-07-30
    soldstatus $133,000

ⓘ 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: $3,878 · $323/mo
• Projected year-2 tax: $3,878 · $323/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,134
• − Mortgage interest: −$17,085
• − Property taxes: −$3,878
• − Insurance: −$6,644
• − Repairs & maintenance: −$3,931
• − Management: −$3,931
• − HOA: −$11,832
• − Depreciation: −$8,873
• Taxable loss: −$7,038
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-1,042/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): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% Other Indo-European 4% 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: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• 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

+272.0% since first listed

40 events — show timeline

• 2026-02-13 Price Changed $305,000 MARMLS
• 2026-01-21 Listed $315,000 MARMLS
• 2026-01-15 Listing Removed — MARMLS
• 2025-09-24 Relisted — MARMLS
• 2025-09-23 Listing Removed — MARMLS
• 2025-07-15 Listed $320,000 MARMLS
• 2025-06-16 Rental Removed $2,750 MARMLS
• 2025-04-10 Price Changed $2,750 MARMLS
• 2025-03-13 Listed for Rent $2,900 MARMLS
• 2023-12-21 Rental Removed $2,800 MARMLS
• 2023-10-25 Listing Removed — MARMLS
• 2023-07-19 Listed for Rent $2,800 MARMLS
• 2023-07-14 Listed $350,000 MARMLS
• 2021-05-14 Sold (MLS) $188,000 MARMLS
• 2021-04-13 Contingent — MARMLS
• 2020-12-03 Price Changed $188,000 MARMLS
• 2020-10-02 Listed $215,000 MARMLS
• 2018-05-22 Listing Removed — MARMLS
• 2018-04-06 Price Changed $215,000 MARMLS
• 2018-02-09 Listed $225,000 MARMLS
• 2016-04-25 Sold (Public Records) $185,000 Public Records
• 2016-03-14 Pending — MARMLS
• 2016-02-24 Price Changed $185,000 MARMLS
• 2015-08-26 Listed $195,000 MARMLS
• 2015-07-01 Listing Removed — MARMLS
• 2015-06-30 Relisted — MARMLS
• 2015-05-05 Pending — MARMLS
• 2014-12-15 Listed $185,000 MARMLS
• 2014-12-10 Listing Removed — Beaches MLS
• 2014-05-15 Listed $205,000 Beaches MLS
• 2014-02-25 Listing Removed — Beaches MLS
• 2012-06-26 Listed $219,000 Beaches MLS
• 2012-03-28 Listing Removed — Beaches MLS
• 2010-10-12 Sold (Public Records) $24,500 Public Records
• 2010-10-01 Listed $199,900 Beaches MLS
• 2010-08-03 Sold (Public Records) $133,000 Public Records
• 2010-07-30 Sold (MLS) $133,000 MARMLS
• 2009-03-02 Sold (MLS) $80,000 MARMLS
• 2005-06-24 Sold (Public Records) $240,000 Public Records
• 1981-09-01 Sold (Public Records) $82,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,878 · +5.9% YoY. Source: county tax records.