4740 Pine Tree Dr #20 · Miami Beach, FL 33140

$155,000

1 bd · 1.0 ba · 500 sqft · Condo public records · 14 Days on market

Built 1948 Fair condition $310/sqft · 24% below area Est $204k · 24% under $550/mo HOA · 18% of rent ↓ 10% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0

Listing remarks

Grand opportunity to own on quiet, private Pine Tree Drive in Miami Beach. This 1-bedroom, 1-bath co-op offers a peaceful setting with a bayfront feel in one of the area’s most desirable neighborhoods. Featuring hardwood floors throughout, the unit is full of potential and ready for your personal touch. Ideal for an end user looking to create a charming Miami Beach home or for an investor seeking an opportunity in a prime location. Just moments from shops, restaurants, and houses of worship, this home offers comfort, convenience, and the best of Miami Beach living. Cash only. Co-op. Schedule your tour today.

Key facts

• Overlooks the villas
• No adjoining walls
• Pool

Tags

• SECOND-FLOOR END-UNIT
• NO ADJOINING WALLS
• OVERLOOKS THE VILLAS
• WATERFRONT CO-OP BUILDING
• POOL
• COMMUNITY LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Cap rate 13.1% vs local median 0.6% 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: North Beach Elementary School (math 75% / reading 79%, grade A, #170 of 2,144 statewide, top 9%, 937 students, 24% 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) — zoned schools average 36% FRL vs 64% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 909 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 35% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (1.0% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.5% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 2.01% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.46%
• DSCR: 2.09
• GRM: 4.2

CMA / ARV

• ARV (median comp): $203,593
• List price: $155,000
• Delta: -23.87%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 Pine Tree Dr #14	0.01mi	1/1.0	500 (0%)	12mo	$117,000	$234	90
4740 Pine Tree Dr #28	0.00mi	1/1.0	500 (0%)	14mo	$150,000	$300	88
4730 Pine Tree Dr #18	0.01mi	1/1.0	500 (0%)	23mo	$105,000	$210	80
3030 Collins Ave Unit 1F	1.13mi	1/1.0	461 (-8%)	13mo	$303,000	$657	41
5445 Collins Ave Unit L3	0.86mi	1/1.5	430 (-14%)	2mo	$275,000	$640	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.96% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.78×
• Total profit: $34,065
• Equity at exit: $52,632

10-year hold

• IRR: 19.5%
• Equity multiple: 3.43×
• Total profit: $105,308
• Equity at exit: $69,725

Cash invested: $43,400 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $248,000 ($412/sqft)
• Median days on market: 436 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 909
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,110 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $458

Break-even live

Break-even rent $2,530

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $546	-5% $502	+0% $458	+5% $414	+10% $370
Rent	-10% $212	-5% $335	+0% $458	+5% $581	+10% $704
Rate	-1.0pp $536	-0.5pp $498	base $458	+0.5pp $418	+1.0pp $377

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 Collins Ave Unit 1540556P Miami Beach, FL	2.0	1.0–3.0	1076	$19,838	$18.44	0d	2	0.49mi
4391 Collins Ave Unit 1540431P Miami Beach, FL	1.0	1.0–2.0	796	$17,073	$21.44	18d	2	0.52mi

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association feeAssociation amenities include boat dock, pier and poolAssociation fee covers common areas, laundry, grounds maintenance and pool(s)Community of 32 units

Exterior

• Parking: On-street parking
• Security: Key card entry
• Home design: Attached property2 storiesEntry on first level
• Construction: Block constructionEffective year built
• Exterior features: DeckCanal-front waterfront

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heatingWall/window air conditioning units
• Interior features: First floor entryBedroom on main level

HOA detail $550/mo · $6,600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $155,000 Active 14 DOM
2. 2026-09-23
   days on market $155,000 Active 13 DOM
3. 2026-09-22
   days on market $155,000 Active 12 DOM
4. 2026-09-21
   days on market $155,000 Active 11 DOM
5. 2026-09-20
   days on market $155,000 Active 10 DOM
6. 2026-09-19
   days on market $155,000 Active 9 DOM
7. 2026-09-18
   days on market $155,000 Active 8 DOM
8. 2026-09-17
   days on market $155,000 Active 7 DOM
9. 2026-09-16
   days on market $155,000 Active 6 DOM
10. 2026-09-15
    days on market $155,000 Active 5 DOM
11. 2026-09-14
    days on market $155,000 Active 4 DOM
12. 2026-09-13
    days on market $155,000 Active 3 DOM
13. 2026-09-12
    days on market $155,000 Active 2 DOM
14. 2026-09-11
    pricedays on marketlisting id $155,000 Active 1 DOM
15. 2026-07-18
    days on market $179,900 Active 87 DOM
16. 2026-07-16
    days on market $179,900 Active 85 DOM
17. 2026-07-15
    days on market $179,900 Active 84 DOM
18. 2026-07-13
    days on market $179,900 Active 82 DOM
19. 2026-07-13
    days on market $179,900 Active 81 DOM
20. 2026-07-11
    days on market $179,900 Active 80 DOM
21. 2026-07-10
    days on market $179,900 Active 79 DOM
22. 2026-07-09
    days on market $179,900 Active 78 DOM
23. 2026-07-07
    days on market $179,900 Active 76 DOM
24. 2026-07-06
    days on market $179,900 Active 75 DOM
25. 2026-07-06
    days on market $179,900 Active 74 DOM
26. 2026-07-05
    days on market $179,900 Active 73 DOM
27. 2026-07-03
    days on market $179,900 Active 72 DOM
28. 2026-07-02
    days on market $179,900 Active 71 DOM
29. 2026-07-01
    days on market $179,900 Active 70 DOM
30. 2026-06-30
    days on market $179,900 Active 69 DOM
31. 2026-06-29
    days on market $179,900 Active 68 DOM
32. 2026-06-28
    days on market $179,900 Active 67 DOM
33. 2026-06-27
    days on market $179,900 Active 66 DOM
34. 2026-06-26
    days on market $179,900 Active 65 DOM
35. 2026-06-24
    days on market $179,900 Active 63 DOM
36. 2026-06-22
    days on market $179,900 Active 61 DOM
37. 2026-06-21
    days on market $179,900 Active 60 DOM
38. 2026-06-18
    days on market $179,900 Active 57 DOM
39. 2026-06-17
    days on market $179,900 Active 56 DOM
40. 2026-06-16
    days on market $179,900 Active 55 DOM
41. 2026-06-15
    days on market $179,900 Active 54 DOM
42. 2026-06-13
    days on market $179,900 Active 52 DOM
43. 2026-06-09
    days on market $179,900 Active 48 DOM
44. 2026-06-08
    days on market $179,900 Active 47 DOM
45. 2026-06-07
    days on market $179,900 Active 46 DOM
46. 2026-06-04
    days on market $179,900 Active 43 DOM
47. 2026-06-03
    days on market $179,900 Active 42 DOM
48. 2026-06-02
    days on market $179,900 Active 41 DOM
49. 2026-06-01
    days on market $179,900 Active 40 DOM
50. 2026-05-31
    days on market $179,900 Active 39 DOM

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 ≥101°F today · 28 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: $37,325
• − Mortgage interest: −$8,682
• − Property taxes: −$1,741
• − Insurance: −$5,894
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$6,600
• − Depreciation: −$4,509
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,555/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.

Condition & rehab AI · 3 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,500–$7,500 screening

The home is in fair condition with minor repairs and maintenance needed. Painting the exterior and interior walls, maintaining the landscaping and fencing, and ensuring the HVAC and mechanical systems are in good condition can significantly increase its value.

Repairs flagged

• Minor Paint — The exterior walls and interior walls appear to be in good condition, with no visible major damage.
• Minor Landscaping — The landscaping appears to be in good condition, with no visible major damage.
• Minor Fencing — The fencing appears to be in good condition, with no visible major damage.

Value-add opportunities

• Both Paint the exterior and interior walls — Painting the exterior and interior walls can improve the home's curb appeal and interior aesthetics, which can increase its resale and rental value. ↑
• Both Landscaping and fencing maintenance — Maintaining the landscaping and fencing can improve the home's curb appeal and overall aesthetic, which can increase its resale and rental value. ↑
• Both HVAC and mechanical system maintenance — Maintaining the HVAC and mechanical systems can improve the home's comfort and energy efficiency, which can increase its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary North Beach Elementary School A FL #170/2,144 Nat'l #1,658/41,679 Middle Miami Beach Nautilus Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Miami Beach Senior High School F FL #386/667 Nat'l #9,639/17,239

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

A Composite livability gradescore 80/100

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 · 3,126,439 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 20,342
• Household income: $107,063
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 46% Hispanic / Latino 44% Two or more races 23% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 19% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 3% Italian 3%
• Foreign-born: 44% · Canada, Dominican Republic, Jamaica
• Languages at home: 43% English-only · Spanish 45% Other Indo-European 6% French/Haitian/Cajun 2%

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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: ▲ 0.96%
• Current HPI: 302.8514
• Rent YoY: ▲ 3.52%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association feeAssociation amenities include boat dock, pier and poolAssociation fee covers common areas, laundry, grounds maintenance and pool(s)Community of 32 units

Exterior

• Parking: On-street parking
• Security: Key card entry
• Home design: Attached property2 storiesEntry on first level
• Construction: Block constructionEffective year built
• Exterior features: DeckCanal-front waterfront

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heatingWall/window air conditioning units
• Interior features: First floor entryBedroom on main level

Price history

-9.6% since first listed

11 events — show timeline

• 2026-04-22 Listed $179,900 MARMLS
• 2026-02-14 Rental Removed $1,850 MARMLS
• 2025-12-21 Listing Removed — MARMLS
• 2025-12-08 Listed $159,000 MARMLS
• 2025-10-31 Price Changed $1,850 MARMLS
• 2025-09-11 Price Changed $1,897 MARMLS
• 2025-08-29 Listed for Rent $1,995 MARMLS
• 2025-06-12 Listing Removed — MARMLS
• 2025-03-27 Price Changed $189,000 MARMLS
• 2025-03-21 Price Changed $191,000 MARMLS
• 2024-12-03 Listed $199,000 MARMLS

Property tax history

+1.7%/yr

Latest (2025): $1,741 · -24.5% YoY. Source: county tax records.