625 77th St · Miami Beach, FL 33141

$1,550,000

8 bd · 4.0 ba · 4,162 sqft · MultiFamily public records · 133 Days on market

Built 1950

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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
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 7 units. estimate disagrees with records

Listing remarks MLS

Alexis is a turnkey fully gut renovated 2 story building located in North Beach few blocks from Collins at 625 77th Street comprised of 4 spacious fully occupied units all 2 Bedrooms 2 Bathrooms 925 sf each unit. Alexis features Porcelain flooring, Hurricane Impact windows and doors, Washer and dryer Combo inside every apartment, Well maintained garden, New SS appliances, Open concept Kitchen, Large secured fence & Security cameras. It is a great Immediate Rental Income producing Investment with very low maintenance & no rehab cost with the 40 years certification complete in 2019. North Beach is a dynamic area with strong rent demand, community growth potential, & one of the most established fastest growing neighborhoods in Miami within walking distance to the new North Beach Town Center.

Key facts

• Multifamily building
• Secured fencing
• Built 1950

Tags

• INCOME GENERATING BUILDING
• MULTIFAMILY BUILDING
• HURRICANE IMPACT WINDOWS
• SECURED FENCING
• WELL MAINTAINED GARDEN
• HIGH DEMAND RENTAL AREA

Property features AI

Finance

• Other: Ocean access; Sprinkler system; Less than quarter acre lot; Zoning description: 3900
• Financial info: Multiple rental units with current rents (examples): $2,100; $2,400; $2,450; Rent includes pest control, sewer, trash collection, and water
• HOA & community: Community laundry facilities

Exterior

• Parking: On-street parking
• Security: Security/high-impact doors; Smoke detectors in units
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story building; Resale property
• Construction: Block construction; Concrete roof
• Exterior features: Balcony; Fence; Security/high-impact doors; Exterior lighting; Open porch

Interior

• Kitchen: Microwave; Range; Refrigerator; Dishwasher
• Bedrooms: Multiple 2-bedroom units (several units are leased)
• Flooring: Ceramic tile
• Bathrooms: Multiple full bathrooms
• Heating & cooling: Electric cooling; Heat strip heating
• Interior features: Blinds; Impact glass windows; Updated/remodeled condition
• Laundry & utility: Washer in at least one unit; Dryer listed in some units; Electric meter for units; Laundry facilities (community)

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/?-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $9k ($112k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.55M).
• Recommended offer: $1.36M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 $25,462/mo this rent would consume 445% 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 $11k of loan paydown is wiped out by about $46k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $434k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 3 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 $1.01M; list at $1.55M implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,364,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.64% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.01%
• DSCR: 2.20
• GRM: 5.1

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: 16.6%
• Equity multiple: 1.65×
• Total profit: $280,273
• Equity at exit: $231,110

10-year hold

• IRR: 23.2%
• Equity multiple: 2.76×
• Total profit: $762,585
• Equity at exit: $134,016

Cash invested: $434,000 (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 33141

• Rents YoY: 0.4%
• Active inventory: 644
• Price-to-rent: 35.5×

Monthly cashflow live

• Estimated rent: $25,462 medium
• Mortgage (P&I): −$8,128
• Tax from tax record: −$1,573 /mo · $18,872/yr
• Insurance: −$646
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,347
• Net cashflow: $9,342

Break-even live

Break-even rent $13,637

Max offer price $1,550,000

Occupancy floor 58%

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	1	—	$25,459
Total (7 units)			$25,462

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   statusdays on market $1,550,000 Pending 133 DOM
2. 2026-06-02
   days on market $1,550,000 Active 132 DOM
3. 2026-06-01
   days on market $1,550,000 Active 131 DOM
4. 2026-05-31
   days on market $1,550,000 Active 130 DOM
5. 2026-01-21
   listed $1,550,000 Active
6. 2020-11-17
   soldstatus $1,010,000
7. 2020-10-29
   soldstatus $1,010,000 Closed 816-char remark

   Show marketing remark (816 chars)

   Alexis is a turnkey fully gut renovated 2 story building located in North Beach few blocks from Collins at 625 77th Street comprised of 4 spacious fully occupied units all 2 Bedrooms 2 Bathrooms 925 sf each unit. Alexis features Porcelain flooring, Hurricane Impact windows and doors, Washer and dryer Combo inside every apartment, Well maintained garden, New SS appliances, Open concept Kitchen, Large secured fence & Security cameras. It is a great Immediate Rental Income producing Investment with very low maintenance & no rehab cost with the 40 years certification complete in 2019. North Beach is a dynamic area with strong rent demand, community growth potential, & one of the most established fastest growing neighborhoods in Miami within walking distance to the new North Beach Town Center.

8. 2020-09-23
   historical Active Under Contract 816-char remark

   Show marketing remark (816 chars)

   Alexis is a turnkey fully gut renovated 2 story building located in North Beach few blocks from Collins at 625 77th Street comprised of 4 spacious fully occupied units all 2 Bedrooms 2 Bathrooms 925 sf each unit. Alexis features Porcelain flooring, Hurricane Impact windows and doors, Washer and dryer Combo inside every apartment, Well maintained garden, New SS appliances, Open concept Kitchen, Large secured fence & Security cameras. It is a great Immediate Rental Income producing Investment with very low maintenance & no rehab cost with the 40 years certification complete in 2019. North Beach is a dynamic area with strong rent demand, community growth potential, & one of the most established fastest growing neighborhoods in Miami within walking distance to the new North Beach Town Center.

9. 2020-04-06
   price $1,190,000 816-char remark

   Show marketing remark (816 chars)

   Alexis is a turnkey fully gut renovated 2 story building located in North Beach few blocks from Collins at 625 77th Street comprised of 4 spacious fully occupied units all 2 Bedrooms 2 Bathrooms 925 sf each unit. Alexis features Porcelain flooring, Hurricane Impact windows and doors, Washer and dryer Combo inside every apartment, Well maintained garden, New SS appliances, Open concept Kitchen, Large secured fence & Security cameras. It is a great Immediate Rental Income producing Investment with very low maintenance & no rehab cost with the 40 years certification complete in 2019. North Beach is a dynamic area with strong rent demand, community growth potential, & one of the most established fastest growing neighborhoods in Miami within walking distance to the new North Beach Town Center.

10. 2020-04-04
    price $1,150,000 816-char remark

    Show marketing remark (816 chars)

    Alexis is a turnkey fully gut renovated 2 story building located in North Beach few blocks from Collins at 625 77th Street comprised of 4 spacious fully occupied units all 2 Bedrooms 2 Bathrooms 925 sf each unit. Alexis features Porcelain flooring, Hurricane Impact windows and doors, Washer and dryer Combo inside every apartment, Well maintained garden, New SS appliances, Open concept Kitchen, Large secured fence & Security cameras. It is a great Immediate Rental Income producing Investment with very low maintenance & no rehab cost with the 40 years certification complete in 2019. North Beach is a dynamic area with strong rent demand, community growth potential, & one of the most established fastest growing neighborhoods in Miami within walking distance to the new North Beach Town Center.

11. 2020-01-12
    listed $1,250,000 Active 816-char remark

    Show marketing remark (816 chars)

    Alexis is a turnkey fully gut renovated 2 story building located in North Beach few blocks from Collins at 625 77th Street comprised of 4 spacious fully occupied units all 2 Bedrooms 2 Bathrooms 925 sf each unit. Alexis features Porcelain flooring, Hurricane Impact windows and doors, Washer and dryer Combo inside every apartment, Well maintained garden, New SS appliances, Open concept Kitchen, Large secured fence & Security cameras. It is a great Immediate Rental Income producing Investment with very low maintenance & no rehab cost with the 40 years certification complete in 2019. North Beach is a dynamic area with strong rent demand, community growth potential, & one of the most established fastest growing neighborhoods in Miami within walking distance to the new North Beach Town Center.

12. 2014-05-16
    soldstatus $575,000
13. 2014-05-13
    soldstatus $575,000 Sold 340-char remark

    Show marketing remark (340 chars)

    A great and easy to rent corner detached fourplex in North Beach. The unit mix is 4 2 bedroom, one bath units with spacious floor plans. The building is located near schools (near Lehrman Community Day School and Biscayne Elementary School) and the beach. The building has public water and sewer. Fully rented. Good return. Well maintained.

14. 2013-12-05
    listed $650,000 Active 340-char remark

    Show marketing remark (340 chars)

    A great and easy to rent corner detached fourplex in North Beach. The unit mix is 4 2 bedroom, one bath units with spacious floor plans. The building is located near schools (near Lehrman Community Day School and Biscayne Elementary School) and the beach. The building has public water and sewer. Fully rented. Good return. Well maintained.

15. 2001-08-22
    soldstatus $255,000
16. 1998-08-21
    soldstatus $100,000

ⓘ 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: $18,872 · $1,573/mo
• Projected year-2 tax: $18,872 · $1,573/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 ≥103°F today · 30 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: $305,544
• − Mortgage interest: −$86,824
• − Property taxes: −$18,872
• − Insurance: −$12,868
• − Repairs & maintenance: −$24,444
• − Management: −$24,444
• − Depreciation: −$45,091
• Taxable income: $93,001
• Est. tax owed @ 24.0%: −$22,320
• After-tax cash flow: $89,778/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

+1450.0% since first listed

12 events — show timeline

• 2026-01-21 Listed $1,550,000 MARMLS
• 2020-11-17 Sold (Public Records) $1,010,000 Public Records
• 2020-10-29 Sold (MLS) $1,010,000 MARMLS
• 2020-09-23 Contingent — MARMLS
• 2020-04-06 Price Changed $1,190,000 MARMLS
• 2020-04-04 Price Changed $1,150,000 MARMLS
• 2020-01-12 Listed $1,250,000 MARMLS
• 2014-05-16 Sold (Public Records) $575,000 Public Records
• 2014-05-13 Sold (MLS) $575,000 MARMLS
• 2013-12-05 Listed $650,000 MARMLS
• 2001-08-22 Sold (Public Records) $255,000 Public Records
• 1998-08-21 Sold (Public Records) $100,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $18,872 · -0.7% YoY. Source: county tax records.