7300 Wayne Ave #213 · Miami Beach, FL 33141

$249,500

1 bd · 1.0 ba · 784 sqft · Condo public records · 80 Days on market

Built 1980 $613/mo HOA · 15% of rent

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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

Listing remarks MLS

Fresh and clean Miami Beach condo, new floors, new appliances and fresh paint! 5 min away from beach! Comfortable and spacious 1/1.5 bath with large balcony. Well maintained building, gated building, secured access, pool, gym and rec room. Building has plenty of guest parking! Near by parks, close to place of worship, shopping centers and major highways.

Key facts

• Laundry facilities
• Central air heat
• Ample closet space

Tags

• AMPLE CLOSET SPACE
• CENTRAL AIR HEAT
• COVERED ASSIGNED PARKING
• POOL
• GYM
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Building area listed from public records
• Financial info: Pets not allowed
• HOA & community: Condo association: Parkview Plaza Condo Association, Inc.; Monthly association fee; Association amenities include elevator(s), fitness center, laundry, parking, pool, community room, internet included, and lobby; Association fee covers cable TV, insurance, internet, grounds maintenance, sewer, trash, water, common areas, elevator, and pool service

Exterior

• Parking: Assigned covered parking; Detached garage with garage door opener; Under-building parking; One garage space (1 covered space total)
• Security: Entry phone/intercom; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water available; Sewer available
• Home design: Condominium in a 5-story building; One level unit; Resale property; Building name: Parkview Plaza Condominium
• Construction: CBS construction
• Exterior features: Flat roof; Faces east; Located on a city street; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Closet cabinetry; Smoke detectors; Entry with phone/intercom
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Zoned schools: Biscayne Beach Elementary School (math 42% / reading 49%, grade D-, #1,247 of 2,144 statewide, top 59%, 578 students, 63% FRL); Miami Beach Nautilus Middle School (math 46% / reading 58%, grade C+, #217 of 571 statewide, top 40%, 918 students, 44% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• 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 $4,108/mo this rent would consume 72% 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 80 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $185k; 35% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.65% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• 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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-8,587
• Equity at exit: $37,201

10-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $8,244
• Equity at exit: $21,572

Cash invested: $69,860 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,108 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$141 /mo · $1,687/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$613
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $653

Break-even live

Break-even rent $3,282

Max offer price $249,500

Occupancy floor 79%

Sensitivity live

Price	-10% $794	-5% $723	+0% $653	+5% $582	+10% $511
Rent	-10% $328	-5% $490	+0% $653	+5% $815	+10% $977
Rate	-1.0pp $778	-0.5pp $716	base $653	+0.5pp $588	+1.0pp $522

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $613 · $7,356/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $249,500 Active 80 DOM
2. 2026-06-17
   days on market $249,500 Active 79 DOM
3. 2026-06-16
   days on market $249,500 Active 78 DOM
4. 2026-06-15
   days on market $249,500 Active 77 DOM
5. 2026-06-13
   days on market $249,500 Active 75 DOM
6. 2026-06-09
   days on market $249,500 Active 71 DOM
7. 2026-06-08
   days on market $249,500 Active 70 DOM
8. 2026-06-07
   days on market $249,500 Active 69 DOM
9. 2026-06-04
   days on market $249,500 Active 66 DOM
10. 2026-06-03
    days on market $249,500 Active 65 DOM
11. 2026-06-02
    days on market $249,500 Active 64 DOM
12. 2026-06-01
    days on market $249,500 Active 63 DOM
13. 2026-05-31
    days on market $249,500 Active 62 DOM
14. 2026-05-20
    status Active
15. 2026-05-12
    historical Active Under Contract
16. 2026-03-30
    listed $249,500 Active
17. 2021-09-08
    soldstatus $185,000
18. 2021-08-24
    soldstatus $185,000 Closed 357-char remark

    Show marketing remark (357 chars)

    Fresh and clean Miami Beach condo, new floors, new appliances and fresh paint! 5 min away from beach! Comfortable and spacious 1/1.5 bath with large balcony. Well maintained building, gated building, secured access, pool, gym and rec room. Building has plenty of guest parking! Near by parks, close to place of worship, shopping centers and major highways.

19. 2021-07-15
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Fresh and clean Miami Beach condo, new floors, new appliances and fresh paint! 5 min away from beach! Comfortable and spacious 1/1.5 bath with large balcony. Well maintained building, gated building, secured access, pool, gym and rec room. Building has plenty of guest parking! Near by parks, close to place of worship, shopping centers and major highways.

20. 2021-07-05
    listed $190,000 Active 357-char remark

    Show marketing remark (357 chars)

    Fresh and clean Miami Beach condo, new floors, new appliances and fresh paint! 5 min away from beach! Comfortable and spacious 1/1.5 bath with large balcony. Well maintained building, gated building, secured access, pool, gym and rec room. Building has plenty of guest parking! Near by parks, close to place of worship, shopping centers and major highways.

21. 1984-02-01
    soldstatus $55,000

ⓘ 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: $1,687 · $141/mo
• Projected year-2 tax: $2,071 · $173/mo
• Expected delta: +$384/yr (+$32/mo · 22.7%)

ⓘ 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 · 29 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: $49,293
• − Mortgage interest: −$13,976
• − Property taxes: −$1,687
• − Insurance: −$6,366
• − Repairs & maintenance: −$3,943
• − Management: −$3,943
• − HOA: −$7,356
• − Depreciation: −$7,258
• Taxable income: $4,763
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $6,688/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

+353.6% since first listed

8 events — show timeline

• 2026-05-20 Relisted — Beaches MLS
• 2026-05-12 Contingent — Beaches MLS
• 2026-03-30 Listed $249,500 Beaches MLS
• 2021-09-08 Sold (Public Records) $185,000 Public Records
• 2021-08-24 Sold (MLS) $185,000 MARMLS
• 2021-07-15 Pending — MARMLS
• 2021-07-05 Listed $190,000 MARMLS
• 1984-02-01 Sold (Public Records) $55,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,687 · +3.6% YoY. Source: county tax records.