7740 Abbott Ave Unit 5B · Miami Beach, FL 33141

$315,000

2 bd · 2.0 ba · 851 sqft · Condo public records · 50 Days on market

Built 1982 $460/mo HOA · 11% 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 +24.6/30.0
• 1% rule +8.1/10.0
• DSCR +8.0/10.0
• 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

COZY 2/2 APARTMENT ONLY 2 BLOCKS AWAY FROM THE BEACH. PERFECT LOCATION ! UNIT IS CLOSE TO MAJOR HIGHWAYS, GREAT SCHOOLS, BEAUTIFUL PARKS. 2ND. BEDROOM IS OPEN TO THE LIVING ROOM, BUT IT CAN BE CLOSED TO ENCLOSE THE SECOND BEDROOM. GREAT POTENTIAL IN A HOT & SOUGHT AFTER BEAUTIFUL AREA!!!!! * * * GREAT INVESTMENT AND RETURN * * UNIT NEEDS SLIGHT TLC. BRING YOUR BEST OFFERS

Key facts

• W d in the unit
• Large balcony
• Pet friendly

Tags

• LARGE BALCONY
• PET FRIENDLY
• W D IN THE UNIT
• IMPACT WINDOWS

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $460 (includes water)

Exterior

• Parking: 1 covered parking space (garage)
• Security: Phone entry
• Utilities: Central air conditioning
• Home design: Attached property; 5-story building; Entry on 5th level
• Construction: Brick construction; Resale unit
• Exterior features: Balcony (open); Phone entry security

Interior

• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Impact glass windows; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Intercom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $4,134/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 $9k 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 50 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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; list at $315k implies a 70% 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 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 6.4

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-46,327
• Equity at exit: $46,968

10-year hold

• IRR: -13.8%
• Equity multiple: 0.32×
• Total profit: $-59,730
• Equity at exit: $27,235

Cash invested: $88,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $4,134 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$368 /mo · $4,417/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$460
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $228

Break-even live

Break-even rent $3,845

Max offer price $315,000

Occupancy floor 89%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $315,000 Active 50 DOM
2. 2026-06-17
   days on market $315,000 Active 49 DOM
3. 2026-06-16
   days on market $315,000 Active 48 DOM
4. 2026-06-15
   days on market $315,000 Active 47 DOM
5. 2026-06-13
   days on market $315,000 Active 45 DOM
6. 2026-06-09
   days on market $315,000 Active 41 DOM
7. 2026-06-08
   days on market $315,000 Active 40 DOM
8. 2026-06-07
   days on market $315,000 Active 39 DOM
9. 2026-06-04
   days on market $315,000 Active 36 DOM
10. 2026-06-03
    days on market $315,000 Active 35 DOM
11. 2026-06-02
    days on market $315,000 Active 34 DOM
12. 2026-06-01
    days on market $315,000 Active 33 DOM
13. 2026-05-31
    days on market $315,000 Active 32 DOM
14. 2026-04-28
    listed $315,000 Active
15. 2014-10-06
    soldstatus $185,000 Sold 392-char remark

    Show marketing remark (392 chars)

    COZY 2/2 APARTMENT ONLY 2 BLOCKS AWAY FROM THE BEACH. PERFECT LOCATION ! UNIT IS CLOSE TO MAJOR HIGHWAYS, GREAT SCHOOLS, BEAUTIFUL PARKS. 2ND. BEDROOM IS OPEN TO THE LIVING ROOM, BUT IT CAN BE CLOSED TO ENCLOSE THE SECOND BEDROOM. GREAT POTENTIAL IN A HOT & SOUGHT AFTER BEAUTIFUL AREA!!!!! * * * GREAT INVESTMENT AND RETURN * * UNIT NEEDS SLIGHT TLC. BRING YOUR BEST OFFERS

16. 2014-08-15
    status Pending 392-char remark

    Show marketing remark (392 chars)

    COZY 2/2 APARTMENT ONLY 2 BLOCKS AWAY FROM THE BEACH. PERFECT LOCATION ! UNIT IS CLOSE TO MAJOR HIGHWAYS, GREAT SCHOOLS, BEAUTIFUL PARKS. 2ND. BEDROOM IS OPEN TO THE LIVING ROOM, BUT IT CAN BE CLOSED TO ENCLOSE THE SECOND BEDROOM. GREAT POTENTIAL IN A HOT & SOUGHT AFTER BEAUTIFUL AREA!!!!! * * * GREAT INVESTMENT AND RETURN * * UNIT NEEDS SLIGHT TLC. BRING YOUR BEST OFFERS

17. 2014-07-21
    listed $199,000 Active 392-char remark

    Show marketing remark (392 chars)

    COZY 2/2 APARTMENT ONLY 2 BLOCKS AWAY FROM THE BEACH. PERFECT LOCATION ! UNIT IS CLOSE TO MAJOR HIGHWAYS, GREAT SCHOOLS, BEAUTIFUL PARKS. 2ND. BEDROOM IS OPEN TO THE LIVING ROOM, BUT IT CAN BE CLOSED TO ENCLOSE THE SECOND BEDROOM. GREAT POTENTIAL IN A HOT & SOUGHT AFTER BEAUTIFUL AREA!!!!! * * * GREAT INVESTMENT AND RETURN * * UNIT NEEDS SLIGHT TLC. BRING YOUR BEST OFFERS

18. 1982-05-01
    soldstatus $71,500

ⓘ 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: $4,417 · $368/mo
• Projected year-2 tax: $4,417 · $368/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: $49,603
• − Mortgage interest: −$17,645
• − Property taxes: −$4,417
• − Insurance: −$6,694
• − Repairs & maintenance: −$3,968
• − Management: −$3,968
• − HOA: −$5,520
• − Depreciation: −$9,164
• Taxable loss: −$1,772
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $3,159/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

+340.6% since first listed

5 events — show timeline

• 2026-04-28 Listed $315,000 MARMLS
• 2014-10-06 Sold (MLS) $185,000 MARMLS
• 2014-08-15 Pending — MARMLS
• 2014-07-21 Listed $199,000 MARMLS
• 1982-05-01 Sold (Public Records) $71,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $4,417 · +6.0% YoY. Source: county tax records.