121 2nd Dilido Ter. Share A · Miami Beach, FL 33139

$725,000

5 bd · 6.0 ba · 3,614 sqft · SingleFamily public records · 79 Days on market

Built 2018 7,500 sqft lot ↓ 55% since listing

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Sleek and sophisticated, this modern 5-BR, 6-BA home occupies a west-facing corner lot on coveted Di Lido Island in Biscayne Bay. With simple lines and a neutral color palette, this view home is all about elegance: brushed European oak flooring, Italian porcelain tiles and a marble-topped kitchen island. This open plan is perfect for both daily living and entertaining. Primary bedroom has its own balcony, spacious closet and a spa-like bathroom with dual-sink vanity & soaking tub. The two-story home features multiple terraces, a 50-foot lap pool & outdoor shower, & lush landscaped gardens for privacy. The home comes fully furnished, professionally decorated including carport with e-charging station.

Key facts

• Dual-sink vanity
• 7,500 sq ft lot
• 2 garage spots

Tags

• WEST-FACING CORNER LOT
• BRUSHED EUROPEAN OAK FLOORING
• ITALIAN PORCELAIN TILE
• MARBLE-TOPPED KITCHEN ISLAND
• OPEN-CONCEPT GREAT ROOM
• DUAL-SINK VANITY

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions

Exterior

• Parking: 2-car garage; Driveway with covered spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property; Faces west
• Construction: Block, frame, and stucco construction; Composition roof; Effective year built
• Exterior features: Patio; Barbecue area; Outdoor shower; Fenced yard; In-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Den
• Flooring: Tile; Vinyl
• Bathrooms: 6 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Wet bar / Bar; Pantry; Fireplace; First-floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $635k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $610k (15.9% below list).
• Recommended offer: $610k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 soft (-0.4%/yr); 1208 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,099/mo this rent would consume 105% of the median local household income ($70k/yr) (locally 4052% 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 (-2.2%/yr); year-one equity from $5k of loan paydown is wiped out by about $16k 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 79 days — a 6% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 11y 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 $585k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $609,868 (15.9% 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 79 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.26×
• Total profit: $-149,487
• Equity at exit: $134,622

10-year hold

• IRR: -18.9%
• Equity multiple: -0.12×
• Total profit: $-226,540
• Equity at exit: $109,205

Cash invested: $203,000 (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 33139

• Home prices YoY: -0.8%
• Rents YoY: -0.4%
• Active inventory: 1208
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $6,099 medium
• Mortgage (P&I): −$3,802
• Tax est. 1.5%: −$906 /mo · $10,875/yr
• Insurance: −$302
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,281
• Net cashflow: $-619

Break-even live

Break-even rent $6,882

Max offer price $635,445

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-368	+0% $-619	+5% $-869	+10% $-1,120
Rent	-10% $-1,101	-5% $-860	+0% $-619	+5% $-378	+10% $-137
Rate	-1.0pp $-254	-0.5pp $-435	base $-619	+0.5pp $-807	+1.0pp $-998

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 W San Marino Dr Miami Beach, FL	6.0	6.0	5146	$80,000	$15.55	25d	1	0.26mi
200 N Hibiscus Dr Miami Beach, FL	4.0	3.0	3362	$18,000	$5.35	16d	1	0.41mi
112 E 1st Ct Unit SFH Miami Beach, FL	5.0	4.0	3286	$19,900	$6.06	18d	1	0.43mi
112 E 1st Ct Miami Beach, FL	5.0	4.0	3286	$19,900	$6.06	25d	1	0.43mi
140 N Hibiscus Dr Miami Beach, FL	5.0	4.5	3641	$35,000	$9.61	25d	1	0.44mi
277 N Coconut Ln Miami Beach, FL	5.0	6.0	5202	$21,500	$4.13	22d	1	0.64mi
1000 Venetian Way #105 Miami Beach, FL	4.0	6.0	4440	$22,000	$4.95	2d	1	0.93mi
1000 Venetian Way #105 Miami Beach, FL	4.0	6.0	4440	$23,500	$5.29	22d	1	0.93mi
1000 Venetian Way #105 Miami Beach, FL	4.0	6.0	4440	$23,500	$5.29	21d	1	0.93mi
1000 Venetian Way #105 Miami Beach, FL	4.0	6.0	4440	$22,000	$4.95	17d	1	0.93mi
1900 Sunset Harbour Dr Unit TS02 Miami Beach, FL	4.0	3.5	3410	$30,000	$8.80	21d	1	0.99mi
1443 W 21st St Miami Beach, FL	4.0	3.0	2455	$30,000	$12.22	22d	1	1.15mi
848 19th St Miami Beach, FL	4.0	4.0	3725	$25,000	$6.71	25d	1	1.38mi
2143 N Bay Rd Miami Beach, FL	6.0	6.5	3762	$40,000	$10.63	25d	1	1.46mi
500 Alton Rd #2205 Miami Beach, FL	4.0	3.5	2512	$24,495	$9.75	25d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $725,000 Active 79 DOM
2. 2026-06-17
   days on market $725,000 Active 78 DOM
3. 2026-06-16
   days on market $725,000 Active 77 DOM
4. 2026-06-15
   days on market $725,000 Active 76 DOM
5. 2026-06-13
   days on market $725,000 Active 74 DOM
6. 2026-06-09
   days on market $725,000 Active 70 DOM
7. 2026-06-08
   days on market $725,000 Active 69 DOM
8. 2026-06-07
   days on market $725,000 Active 68 DOM
9. 2026-06-04
   days on market $725,000 Active 65 DOM
10. 2026-06-03
    days on market $725,000 Active 64 DOM
11. 2026-06-02
    days on market $725,000 Active 63 DOM
12. 2026-06-01
    days on market $725,000 Active 62 DOM
13. 2026-05-31
    days on market $725,000 Active 61 DOM
14. 2026-04-27
    status Active
15. 2026-04-09
    historical Active Under Contract
16. 2026-03-31
    listed $725,000 Active
17. 2025-07-31
    soldstatus $585,000 Closed 816-char remark

    Show marketing remark (816 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Sleek and sophisticated, this modern 5-BR, 6-BA home occupies a west-facing corner lot on coveted Di Lido Island in Biscayne Bay. With simple lines and a neutral color palette, this view home is all about elegance: brushed European oak flooring, Italian porcelain tiles and a marble-topped kitchen island. This open plan is perfect for both daily living and entertaining. Primary bedroom has its own balcony, spacious closet and a spa-like bathroom with dual-sink vanity & soaking tub. The two-story home features multiple terraces, a 50-foot lap pool & outdoor shower, & lush landscaped gardens for privacy. The home comes fully furnished, professionally decorated including carport with e-charging station.

18. 2025-06-30
    status Pending 816-char remark

    Show marketing remark (816 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Sleek and sophisticated, this modern 5-BR, 6-BA home occupies a west-facing corner lot on coveted Di Lido Island in Biscayne Bay. With simple lines and a neutral color palette, this view home is all about elegance: brushed European oak flooring, Italian porcelain tiles and a marble-topped kitchen island. This open plan is perfect for both daily living and entertaining. Primary bedroom has its own balcony, spacious closet and a spa-like bathroom with dual-sink vanity & soaking tub. The two-story home features multiple terraces, a 50-foot lap pool & outdoor shower, & lush landscaped gardens for privacy. The home comes fully furnished, professionally decorated including carport with e-charging station.

19. 2025-05-14
    historical
20. 2025-04-24
    listed $689,000 Active 816-char remark

    Show marketing remark (816 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Sleek and sophisticated, this modern 5-BR, 6-BA home occupies a west-facing corner lot on coveted Di Lido Island in Biscayne Bay. With simple lines and a neutral color palette, this view home is all about elegance: brushed European oak flooring, Italian porcelain tiles and a marble-topped kitchen island. This open plan is perfect for both daily living and entertaining. Primary bedroom has its own balcony, spacious closet and a spa-like bathroom with dual-sink vanity & soaking tub. The two-story home features multiple terraces, a 50-foot lap pool & outdoor shower, & lush landscaped gardens for privacy. The home comes fully furnished, professionally decorated including carport with e-charging station.

21. 2025-04-23
    historical
22. 2025-03-13
    listed $699,000 Active
23. 2025-02-26
    price $689,000
24. 2025-01-02
    price $699,000
25. 2024-11-12
    historical
26. 2024-10-01
    price $715,000
27. 2023-12-04
    price $769,000
28. 2023-12-04
    listed $745,000 Active
29. 2023-10-31
    status Active
30. 2023-09-29
    status Pending
31. 2023-08-04
    listed $779,000 Active
32. 2023-07-26
    historical
33. 2023-07-13
    listed $799,000 Active
34. 2023-07-12
    historical
35. 2023-07-12
    historical
36. 2023-05-16
    listed $799,000
37. 2022-12-23
    listed $799,000
38. 2022-01-26
    soldstatus $715,000 Closed
39. 2021-11-03
    soldstatus $4,600,000
40. 2021-11-02
    listed $715,000 Active
41. 2020-06-26
    soldstatus $3,473,800
42. 2020-06-25
    soldstatus $3,473,750 Closed
43. 2020-05-19
    status Pending
44. 2019-09-19
    listed $3,950,000 Active
45. 2019-09-17
    historical
46. 2019-04-11
    price $4,250,000
47. 2019-01-03
    price $4,495,000
48. 2018-07-26
    listed $4,650,000 Active
49. 2018-07-23
    historical
50. 2018-05-17
    listed $4,650,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥102°F today · 24 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: $73,184
• − Mortgage interest: −$40,611
• − Property taxes: −$10,875
• − Insurance: −$8,744
• − Repairs & maintenance: −$5,855
• − Management: −$5,855
• − Depreciation: −$21,091
• Taxable loss: −$19,846
• Est. tax savings @ 24.0%: +$4,763
• After-tax cash flow: $-2,664/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): 33,753
• Household income: $69,793
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 4052.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 40% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 15% Salvadoran 3%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 56% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 49% Other Indo-European 5% 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: ▼ -2.19%
• Current HPI: 277.9321
• Rent YoY: ▼ -0.36%
• 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

-54.7% since first listed

49 events — show timeline

• 2026-04-27 Relisted — MARMLS
• 2026-04-09 Contingent — MARMLS
• 2026-03-31 Listed $725,000 MARMLS
• 2025-07-31 Sold (MLS) $585,000 MARMLS
• 2025-06-30 Pending — MARMLS
• 2025-05-14 Listing Removed — MARMLS
• 2025-04-24 Listed $689,000 MARMLS
• 2025-04-23 Listing Removed — MARMLS
• 2025-03-13 Listed $699,000 MARMLS
• 2025-02-26 Price Changed $689,000 MARMLS
• 2025-01-02 Price Changed $699,000 MARMLS
• 2024-11-12 Listing Removed — MARMLS
• 2024-10-01 Price Changed $715,000 MARMLS
• 2023-12-04 Price Changed $769,000 MARMLS
• 2023-12-04 Listed $745,000 MARMLS
• 2023-10-31 Relisted — MARMLS
• 2023-09-29 Pending — MARMLS
• 2023-08-04 Listed $779,000 MARMLS
• 2023-07-26 Listing Removed — Beaches MLS
• 2023-07-13 Listed $799,000 Beaches MLS
• 2023-07-12 Listing Removed — Beaches MLS
• 2023-07-12 Listing Removed — Beaches MLS
• 2023-05-16 Listed $799,000 Beaches MLS
• 2022-12-23 Listed $799,000 Beaches MLS
• 2022-01-26 Sold (MLS) $715,000 MARMLS
• 2021-11-03 Sold (Public Records) $4,600,000 Public Records
• 2021-11-02 Listed $715,000 MARMLS
• 2020-06-26 Sold (Public Records) $3,473,800 Public Records
• 2020-06-25 Sold (MLS) $3,473,750 MARMLS
• 2020-05-19 Pending — MARMLS
• 2019-09-19 Listed $3,950,000 MARMLS
• 2019-09-17 Listing Removed — MARMLS
• 2019-04-11 Price Changed $4,250,000 MARMLS
• 2019-01-03 Price Changed $4,495,000 MARMLS
• 2018-07-26 Listed $4,650,000 MARMLS
• 2018-07-23 Listing Removed — MARMLS
• 2018-05-17 Listed $4,650,000 MARMLS
• 2016-09-05 Listing Removed — MARMLS
• 2016-09-01 Listing Removed — MARMLS
• 2016-03-30 Price Changed $2,375,000 MARMLS
• 2016-03-30 Price Changed $2,375,000 MARMLS
• 2015-11-22 Listed $2,450,000 MARMLS
• 2015-11-22 Listed $2,450,000 MARMLS
• 2015-09-18 Sold (MLS) $1,525,000 MARMLS
• 2015-09-18 Sold (Public Records) $1,525,000 Public Records
• 2015-05-21 Pending — MARMLS
• 2015-04-23 Price Changed $1,550,000 MARMLS
• 2015-04-13 Price Changed $1,599,000 MARMLS
• 2015-04-03 Listed $1,600,000 MARMLS

Property tax history

+25.5%/yr

Latest (2025): $92,813 · +2.3% YoY. Source: county tax records.