6917 Collins Ave #426 · Miami Beach, FL 33141

$470,000

1 bd · 1.0 ba · 825 sqft · Condo public records · 157 Days on market

Built 1969

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Why this score? — see what drove the F 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 +6.1/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience Miami Beach living in this newly remodeled one-bedroom condominium featuring spectacular, unobstructed city views. This residence showcases marble travertine flooring, a sleek open kitchen with premium stainless steel appliances, and granite countertops. The generously sized bedroom includes a walk-in closet and excellent storage. Enjoy the convenience of being within walking distance to dining, shopping, and daily essentials, plus direct beach access. Residents enjoy a full suite of amenities including heated pool, fitness center, sauna, steam room, attended lobby, and valet parking. New A/C and Water heater. 24-hour notice required for showings. Tenant occupied.

Key facts

• Walk-in closet
• Direct beach access
• Granite countertops

Tags

• UNOBSTRUCTED CITY VIEWS
• MARBLE TRAVERTINE FLOORING
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• DIRECT BEACH ACCESS

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee (includes management, amenities, common areas, cable TV, hot water, maintenance of structure, reserve fund, roof, security, trash and water); Association amenities: clubhouse, fitness center, pool, sauna, elevators

Exterior

• Parking: Underground parking; One covered space with valet
• Security: Lobby secured; Closed-circuit cameras; Smoke detectors
• Utilities: Central air; Electric heating
• Home design: Condominium in a 17-story building; Resale unit; Attached property; Entry on level 4
• Construction: Block construction
• Exterior features: Private balcony; Open balcony/patio

Interior

• Kitchen: Refrigerator; Freezer; Electric range; Self-cleaning oven; Microwave; Dishwasher; Icemaker
• Bedrooms: Entry located on level 4
• Flooring: Marble
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Walk-in closets; Elevator access; Impact glass windows; Window blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $470k.

Deal economics

• At list price, monthly cash flow is $-938 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $463k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (11.5% below list).
• Recommended offer: $414k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.1% 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; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,159/mo this rent would consume 73% 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 $3k of loan paydown is wiped out by about $14k 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 157 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 17307% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $413,600 (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 157 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 1969 — 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. 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?
11. 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.
12. 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.
13. 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: 0.88% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 9.4

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: -35.3%
• Equity multiple: -0.11×
• Total profit: $-145,678
• Equity at exit: $70,079

10-year hold

• IRR: -74.4%
• Equity multiple: -0.84×
• Total profit: $-241,802
• Equity at exit: $40,637

Cash invested: $131,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $4,159 medium
• Mortgage (P&I): −$2,465
• Tax from tax record: −$599 /mo · $7,182/yr
• Insurance: −$196
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 4 same-building comps: −$898
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-938

Break-even live

Break-even rent $5,346

Max offer price $304,321

Occupancy floor —

Sensitivity live

Price	-10% $-672	-5% $-805	+0% $-938	+5% $-1,071	+10% $-1,204
Rent	-10% $-1,266	-5% $-1,102	+0% $-938	+5% $-774	+10% $-609
Rate	-1.0pp $-701	-0.5pp $-818	base $-938	+0.5pp $-1,060	+1.0pp $-1,184

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: $117,500
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $470,000 Active 157 DOM
2. 2026-06-17
   days on market $470,000 Active 156 DOM
3. 2026-06-16
   days on market $470,000 Active 155 DOM
4. 2026-06-15
   days on market $470,000 Active 154 DOM
5. 2026-06-13
   days on market $470,000 Active 152 DOM
6. 2026-06-09
   days on market $470,000 Active 148 DOM
7. 2026-06-08
   days on market $470,000 Active 147 DOM
8. 2026-06-07
   days on market $470,000 Active 146 DOM
9. 2026-06-04
   days on market $470,000 Active 143 DOM
10. 2026-06-03
    days on market $470,000 Active 142 DOM
11. 2026-06-02
    days on market $470,000 Active 141 DOM
12. 2026-06-01
    days on market $470,000 Active 140 DOM
13. 2026-05-31
    days on market $470,000 Active 139 DOM
14. 2026-05-06
    listed $2,700
15. 2026-03-13
    price $470,000
16. 2026-01-12
    listed $480,000 Active
17. 2022-12-31
    historical
18. 2022-07-01
    listed $479,000

ⓘ 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: $7,182 · $599/mo
• Projected year-2 tax: $7,182 · $599/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 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 25 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: $49,909
• − Mortgage interest: −$26,327
• − Property taxes: −$7,182
• − Insurance: −$3,148
• − Repairs & maintenance: −$3,993
• − Management: −$3,993
• − HOA: −$10,776
• − Depreciation: −$13,673
• Taxable loss: −$19,182
• Est. tax savings @ 24.0%: +$4,604
• After-tax cash flow: $-6,651/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

-99.4% since first listed

5 events — show timeline

• 2026-05-06 Listed for Rent $2,700 MARMLS
• 2026-03-13 Price Changed $470,000 MARMLS
• 2026-01-12 Listed $480,000 MARMLS
• 2022-12-31 Listing Removed — Beaches MLS
• 2022-07-01 Listed $479,000 Beaches MLS

Property tax history

+7.9%/yr

Latest (2025): $7,182 · +10.6% YoY. Source: county tax records.