7545 E Treasure Dr Unit 9K · North Bay Village, FL 33141

$225,000

1 bd · 1.0 ba · 741 sqft · Condo public records · 71 Days on market

Built 1961 $618/mo HOA · 19% 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 +19.7/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * BANK OWNED * * SOLD AS IS. MILLION DOLLAR VIEW OF THE BAY FROM THIS 9TH FLOOR 1 BEDROOM 1 BATH CONDO. FABULOUS LOCATION! EXCELLENT BARGAIN PRICE MAKES THIS AN EXCELLENT INVESTMENT!NICE AMENITIES. ALL OFFERS MUST INCLUDE A BANK OF AMERICA PRE-QUAL LETTER O R PROOF OF FUNDS IF CASH. BUYER WILL GET FREE APPRAISAL AND CREDIT REPORT IF PURCHASE IS FINANCED THROUGH BANK OF AMERICA. PROPERTY SOLD AS IS.

Key facts

• New ac unit
• Broad water views
• Intracoastal

Tags

• BROAD WATER VIEWS
• INTRACOASTAL
• NEW AC UNIT

Property features AI

Finance

• Other: Pets allowed (size limit up to 20 lbs)
• HOA & community: Monthly association fee of $618; Association includes amenities, common areas, hot water, laundry, grounds maintenance, structure maintenance, parking, sewer, security, trash, and water; Building amenities include pool and elevator(s)

Exterior

• Parking: Detached garage; Guest parking; One covered parking space (garage)
• Security: Closed-circuit cameras; Secured elevator
• Utilities: Cable available
• Home design: Condominium (attached); 10-story building; Entry on level 9
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/patio; Heated pool; Boat dock; Is waterfront with bay front and Intracoastal access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Elevator; Other interior features; Laminate flooring
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (12.8% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $196k (12.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#18 in FL, #426 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Zoned schools: Treasure Island Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 399 students, 59% 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).
• Market conditions: Rents flat; 648 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,213/mo this rent would consume 56% 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 $7k 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 71 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $225k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,239 (12.8% 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 71 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 1961 — 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. 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.
11. 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.
12. 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: 1.43% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 5.8

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: -26.4%
• Equity multiple: 0.14×
• Total profit: $-54,147
• Equity at exit: $33,548

10-year hold

• IRR: -51.7%
• Equity multiple: -0.41×
• Total profit: $-88,906
• Equity at exit: $19,454

Cash invested: $63,000 (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: 648
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,213 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$383 /mo · $4,597/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$618
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-163

Break-even live

Break-even rent $3,419

Max offer price $196,239

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-99	+0% $-163	+5% $-226	+10% $-290
Rent	-10% $-417	-5% $-290	+0% $-163	+5% $-36	+10% $91
Rate	-1.0pp $-49	-0.5pp $-106	base $-163	+0.5pp $-221	+1.0pp $-280

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $618 · $7,416/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $225,000 Active 71 DOM
2. 2026-06-18
   days on market $225,000 Active 68 DOM
3. 2026-06-17
   days on market $225,000 Active 67 DOM
4. 2026-06-16
   days on market $225,000 Active 66 DOM
5. 2026-06-15
   days on market $225,000 Active 65 DOM
6. 2026-06-13
   days on market $225,000 Active 63 DOM
7. 2026-06-09
   days on market $225,000 Active 59 DOM
8. 2026-06-08
   days on market $225,000 Active 58 DOM
9. 2026-06-07
   days on market $225,000 Active 57 DOM
10. 2026-06-04
    days on market $225,000 Active 54 DOM
11. 2026-06-03
    days on market $225,000 Active 53 DOM
12. 2026-06-02
    days on market $225,000 Active 52 DOM
13. 2026-06-01
    days on market $225,000 Active 51 DOM
14. 2026-05-31
    days on market $225,000 Active 50 DOM
15. 2026-04-15
    price $225,000
16. 2026-04-10
    listed $245,000 Active
17. 2024-03-12
    historical $2,000
18. 2024-02-25
    price $2,000
19. 2024-02-19
    listed $2,200
20. 2009-11-30
    soldstatus $56,500 406-char remark

    Show marketing remark (406 chars)

    * * BANK OWNED * * SOLD AS IS. MILLION DOLLAR VIEW OF THE BAY FROM THIS 9TH FLOOR 1 BEDROOM 1 BATH CONDO. FABULOUS LOCATION! EXCELLENT BARGAIN PRICE MAKES THIS AN EXCELLENT INVESTMENT!NICE AMENITIES. ALL OFFERS MUST INCLUDE A BANK OF AMERICA PRE-QUAL LETTER O R PROOF OF FUNDS IF CASH. BUYER WILL GET FREE APPRAISAL AND CREDIT REPORT IF PURCHASE IS FINANCED THROUGH BANK OF AMERICA. PROPERTY SOLD AS IS.

21. 2009-09-30
    listed $54,900 406-char remark

    Show marketing remark (406 chars)

    * * BANK OWNED * * SOLD AS IS. MILLION DOLLAR VIEW OF THE BAY FROM THIS 9TH FLOOR 1 BEDROOM 1 BATH CONDO. FABULOUS LOCATION! EXCELLENT BARGAIN PRICE MAKES THIS AN EXCELLENT INVESTMENT!NICE AMENITIES. ALL OFFERS MUST INCLUDE A BANK OF AMERICA PRE-QUAL LETTER O R PROOF OF FUNDS IF CASH. BUYER WILL GET FREE APPRAISAL AND CREDIT REPORT IF PURCHASE IS FINANCED THROUGH BANK OF AMERICA. PROPERTY SOLD AS IS.

22. 2005-02-11
    soldstatus $9,000,000

ⓘ 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: $4,597 · $383/mo
• Projected year-2 tax: $4,597 · $383/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 5 d/yr ≥102°F today · 18 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: $38,560
• − Mortgage interest: −$12,603
• − Property taxes: −$4,597
• − Insurance: −$6,244
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − HOA: −$7,416
• − Depreciation: −$6,545
• Taxable loss: −$5,016
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $-750/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)

No district data.

Livability — North Bay Village

• Score: 86/100
• State rank: #18
• US rank: #426

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bay Village, 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

-97.5% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $225,000 MARMLS
• 2026-04-10 Listed $245,000 MARMLS
• 2024-03-12 Rental Removed $2,000 MARMLS
• 2024-02-25 Price Changed $2,000 MARMLS
• 2024-02-19 Listed for Rent $2,200 MARMLS
• 2009-11-30 Sold (MLS) $56,500 MARMLS
• 2009-09-30 Listed $54,900 MARMLS
• 2005-02-11 Sold (Public Records) $9,000,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,597 · +4.3% YoY. Source: county tax records.