None · Miami Beach, FL 33140

$165,000

1 bd · 1.0 ba · 500 sqft · Townhouse public records · 69 Days on market

Built 1948 Poor condition $330/sqft · 19% below area Est $204k · 19% under $550/mo HOA · 18% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +1.0/5.0

Listing remarks

ONE BEDROOM ONE BATH CO-OP Miami Beach water front

Key facts

• $550 HOA
• Community pool
• Built 1948

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $165k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 0.6% 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); 907 active listings in the ZIP; 2 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).
• This rent runs 35% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k 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.
• At projected returns (1.0% appreciation + 3.5% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.89% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.51%
• DSCR: 1.96
• GRM: 4.4

CMA / ARV

• ARV (median comp): $203,509
• List price: $165,000
• Delta: -18.92%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 Pine Tree Dr #14	0.01mi	1/1.0	500 (0%)	12mo	$117,000	$234	90
4740 Pine Tree Dr #28	0.00mi	1/1.0	500 (0%)	14mo	$150,000	$300	88
4730 Pine Tree Dr #18	0.01mi	1/1.0	500 (0%)	23mo	$105,000	$210	80
3030 Collins Ave Unit 1F	1.13mi	1/1.0	461 (-8%)	13mo	$303,000	$657	41
5445 Collins Ave Unit L3	0.86mi	1/1.5	430 (-14%)	2mo	$275,000	$640	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.96% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.66×
• Total profit: $30,622
• Equity at exit: $56,027

10-year hold

• IRR: 17.3%
• Equity multiple: 3.15×
• Total profit: $99,492
• Equity at exit: $74,223

Cash invested: $46,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $324,700 ($601/sqft)
• Median days on market: 163 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -32.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 907
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,110 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $402

Break-even live

Break-even rent $2,602

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $495	-5% $448	+0% $402	+5% $355	+10% $308
Rent	-10% $156	-5% $279	+0% $402	+5% $524	+10% $647
Rate	-1.0pp $485	-0.5pp $444	base $402	+0.5pp $359	+1.0pp $315

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 Collins Ave Unit 1540556P Miami Beach, FL	2.0	1.0–3.0	1076	$19,838	$18.44	0d	2	0.49mi
4391 Collins Ave Unit 1540431P Miami Beach, FL	1.0	1.0–2.0	796	$17,073	$21.44	18d	2	0.52mi

Property features AI

Finance

• Other: Association pool availableAssociation-maintained pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee of $550Association includes pool access

Exterior

• Security: Fire alarm
• Utilities: Has heatingCeiling fan(s) for cooling
• Home design: Two-story propertyAttached propertyEntry on level 2Has a view
• Construction: Block constructionResale property
• Exterior features: BarbecueCanal-front waterfront

Interior

• Kitchen: Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heatingCeiling fan(s)
• Interior features: Handicap accessFire alarm

HOA detail $550/mo · $6,600/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-13
   days on market $165,000 Active 69 DOM
2. 2026-08-12
   days on market $165,000 Active 68 DOM
3. 2026-08-11
   days on market $165,000 Active 67 DOM
4. 2026-08-10
   days on market $165,000 Active 66 DOM
5. 2026-08-09
   days on market $165,000 Active 65 DOM
6. 2026-08-08
   days on market $165,000 Active 64 DOM
7. 2026-08-06
   days on market $165,000 Active 62 DOM
8. 2026-08-05
   days on market $165,000 Active 61 DOM
9. 2026-08-04
   days on market $165,000 Active 60 DOM
10. 2026-08-03
    days on market $165,000 Active 59 DOM
11. 2026-07-31
    days on market $165,000 Active 56 DOM
12. 2026-07-28
    days on market $165,000 Active 53 DOM
13. 2026-07-26
    days on market $165,000 Active 51 DOM
14. 2026-07-24
    days on market $165,000 Active 49 DOM
15. 2026-07-23
    days on market $165,000 Active 48 DOM
16. 2026-07-22
    days on market $165,000 Active 47 DOM
17. 2026-07-21
    days on market $165,000 Active 46 DOM
18. 2026-07-20
    days on market $165,000 Active 45 DOM
19. 2026-07-18
    days on market $165,000 Active 43 DOM
20. 2026-07-18
    days on market $165,000 Active 42 DOM
21. 2026-07-16
    days on market $165,000 Active 41 DOM
22. 2026-07-15
    days on market $165,000 Active 40 DOM
23. 2026-07-14
    days on market $165,000 Active 39 DOM
24. 2026-07-13
    days on market $165,000 Active 38 DOM
25. 2026-07-13
    days on market $165,000 Active 37 DOM
26. 2026-07-11
    days on market $165,000 Active 36 DOM
27. 2026-07-10
    days on market $165,000 Active 35 DOM
28. 2026-07-09
    days on market $165,000 Active 34 DOM
29. 2026-07-07
    days on market $165,000 Active 32 DOM
30. 2026-07-06
    days on market $165,000 Active 31 DOM
31. 2026-07-06
    days on market $165,000 Active 30 DOM
32. 2026-07-05
    days on market $165,000 Active 29 DOM
33. 2026-07-03
    days on market $165,000 Active 28 DOM
34. 2026-07-02
    days on market $165,000 Active 27 DOM
35. 2026-07-01
    days on market $165,000 Active 26 DOM
36. 2026-06-30
    days on market $165,000 Active 25 DOM
37. 2026-06-29
    days on market $165,000 Active 24 DOM
38. 2026-06-28
    days on market $165,000 Active 23 DOM
39. 2026-06-27
    days on market $165,000 Active 22 DOM
40. 2026-06-26
    days on market $165,000 Active 21 DOM
41. 2026-06-24
    days on market $165,000 Active 19 DOM
42. 2026-06-22
    days on market $165,000 Active 17 DOM
43. 2026-06-21
    days on market $165,000 Active 16 DOM
44. 2026-06-18
    days on market $165,000 Active 13 DOM
45. 2026-06-17
    days on market $165,000 Active 12 DOM
46. 2026-06-16
    days on market $165,000 Active 11 DOM
47. 2026-06-15
    days on market $165,000 Active 10 DOM
48. 2026-06-13
    days on market $165,000 Active 8 DOM
49. 2026-06-09
    days on market $165,000 Active 4 DOM
50. 2026-06-08
    days on market $165,000 Active 3 DOM

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,325
• − Mortgage interest: −$9,243
• − Property taxes: −$1,741
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$6,600
• − Depreciation: −$4,800
• Taxable income: $3,025
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,092/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab Est. rehab $25,000–$45,000 screening

This property requires extensive repairs and maintenance, including a new roof, painting, flooring replacement, and landscaping improvements. Significant value can be added through these updates, making it a good investment opportunity.

Repairs flagged

• Major roof — Significant wear and tear observed.
• Major exterior walls — Significant discoloration and wear.
• Major flooring — Old and in need of replacement.
• Major interior walls/paint — Peeling paint and signs of wear.
• Major landscaping — Overgrown and in need of trimming.
• Major fencing — Old and in need of repair or replacement.
• Major HVAC/mechanicals — No visible signs of recent maintenance or updates.
• Major landscaping/curb appeal — Overall low curb appeal due to lack of maintenance.

Value-add opportunities

• Both Replace roof — A new roof would significantly improve the home's appearance and value. ↑
• Both Paint exterior walls — Fresh paint would improve the home's curb appeal and value. ↑
• Both Replace flooring — New flooring would improve the home's appearance and value. ↑
• Both Trim and maintain landscaping — Well-maintained landscaping would improve the home's curb appeal and value. ↑
• Both Repair or replace fencing — A new or repaired fence would improve the home's appearance and value. ↑
• Both Update HVAC system — A new HVAC system would improve the home's comfort and energy efficiency, increasing its value. ↑
• Both Landscaping and curb appeal — A well-maintained and landscaped exterior would significantly improve the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary North Beach Elementary School A FL #170/2,144 Nat'l #1,658/41,679 Middle Miami Beach Nautilus Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Miami Beach Senior High School F FL #386/667 Nat'l #9,639/17,239

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

A Composite livability gradescore 80/100

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 · 3,126,439 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Association pool availableAssociation-maintained pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee of $550Association includes pool access

Exterior

• Security: Fire alarm
• Utilities: Has heatingCeiling fan(s) for cooling
• Home design: Two-story propertyAttached propertyEntry on level 2Has a view
• Construction: Block constructionResale property
• Exterior features: BarbecueCanal-front waterfront

Interior

• Kitchen: Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heatingCeiling fan(s)
• Interior features: Handicap accessFire alarm

Price history

3 events — show timeline

• 2026-06-06 Relisted — MARMLS
• 2026-06-04 Pending — MARMLS
• 2026-06-01 Listed $165,000 MARMLS

Property tax history

+1.7%/yr

Latest (2025): $1,741 · -24.5% YoY. Source: county tax records.