6770 Indian Creek Dr Unit 14C · Miami Beach, FL 33141

$364,800

1 bd · 1.0 ba · 910 sqft · Condo public records · 52 Days on market

Built 1968 $984/mo HOA · 22% of rent

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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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.0/10.0
• 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

~MOTIVATED SELLER ~ Ocean View Condo in Miami Beach – Perfect Urban Retreat. This stunning 1-bedroom, 1.5-bath condo on the 14th floor offers breathtaking ocean views. At 910 sq. ft. , this beautifully renovated space features a spacious, open layout, sleek stainless steel appliances, and fully updated bathrooms. Enjoy tile flooring in the living and kitchen, vinyl in the bedroom, a renovated glass shower, and a large kitchen with black granite countertops. Recessed lighting and fully impact windows ensure both style and security. A half bath is ideal for guests, and the pool is undergoing a beautification process—reopening summer 2026. This full-service, pet-friendly building o

Key facts

• Vinyl in bedroom
• Tile flooring
• Recessed lighting

Tags

• RENOVATED SPACE
• TILE FLOORING
• VINYL IN BEDROOM
• RENOVATED GLASS SHOWER
• BLACK GRANITE COUNTERTOPS
• RECESSED LIGHTING

Property features AI

Finance

• Financial info: Pets allowed (conditional; restrictions may apply)
• HOA & community: Monthly association fee; Association amenities: marina, clubhouse, fitness center, pool, sauna, storage, trash service, elevators; Association fee covers amenities, common areas, cable TV, pools, recreation facilities, sewer, security, trash and water

Exterior

• Parking: Covered parking (1 space); Valet service; One-space garage
• Security: Doorman; Lobby secured; Security guard
• Utilities: Water connected; Sewer connected; Electricity (standard)
• Home design: Condominium in a high-rise (15 stories); East-facing; Entry on level 14; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Security/high-impact doors; Oceanfront waterfront; Association heated pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; First-floor entry; Bedroom on main level; Family/Dining room; Storage room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (11.6% below list).
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $323k (11.6% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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 $4,529/mo this rent would consume 79% 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 $3k of loan paydown is wiped out by about $11k 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 52 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,527 (11.6% 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 52 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.24% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 6.7

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: -25.3%
• Equity multiple: 0.17×
• Total profit: $-84,865
• Equity at exit: $54,393

10-year hold

• IRR: -41.2%
• Equity multiple: -0.32×
• Total profit: $-134,355
• Equity at exit: $31,541

Cash invested: $102,144 (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: 6.7×

Monthly cashflow live

• Estimated rent: $4,529 medium
• Mortgage (P&I): −$1,913
• Tax from tax record: −$342 /mo · $4,100/yr
• Insurance: −$152
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$984
• Vacancy / Maint / Mgmt: −$951
• Net cashflow: $-239

Break-even live

Break-even rent $4,832

Max offer price $322,527

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-136	+0% $-239	+5% $-343	+10% $-446
Rent	-10% $-597	-5% $-418	+0% $-239	+5% $-60	+10% $118
Rate	-1.0pp $-56	-0.5pp $-147	base $-239	+0.5pp $-334	+1.0pp $-430

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: $91,200
• Closing costs: $10,944
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $984 · $11,808/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $364,800 Active 52 DOM
2. 2026-06-17
   days on market $364,800 Active 51 DOM
3. 2026-06-16
   days on market $364,800 Active 50 DOM
4. 2026-06-15
   days on market $364,800 Active 49 DOM
5. 2026-06-13
   days on market $364,800 Active 47 DOM
6. 2026-06-09
   days on market $364,800 Active 43 DOM
7. 2026-06-08
   days on market $364,800 Active 42 DOM
8. 2026-06-07
   days on market $364,800 Active 41 DOM
9. 2026-06-04
   days on market $364,800 Active 38 DOM
10. 2026-06-03
    days on market $364,800 Active 37 DOM
11. 2026-06-02
    days on market $364,800 Active 36 DOM
12. 2026-06-01
    days on market $364,800 Active 35 DOM
13. 2026-05-31
    days on market $364,800 Active 34 DOM
14. 2026-05-18
    price $369,500
15. 2026-04-23
    listed $379,500 Active
16. 2025-11-21
    historical
17. 2025-11-14
    status Active
18. 2025-11-13
    historical $2,900
19. 2025-10-29
    price $2,900
20. 2025-10-28
    price $379,000
21. 2025-08-23
    listed $2,990
22. 2025-06-19
    listed $389,000 Active
23. 2025-06-10
    historical
24. 2025-06-03
    price $410,000
25. 2024-12-17
    historical
26. 2024-10-23
    listed $390,000 Active
27. 2024-06-30
    historical
28. 2024-04-04
    price $403,000
29. 2024-01-10
    listed $405,000 Active
30. 2023-11-30
    historical
31. 2023-09-05
    listed $420,000 Active
32. 2022-12-20
    soldstatus $345,000
33. 2022-12-09
    soldstatus $345,000 Closed
34. 2022-10-31
    status Pending
35. 2022-10-11
    price $360,000
36. 2022-10-11
    listed $360 Active
37. 2015-03-03
    soldstatus $252,500 Sold
38. 2015-01-29
    listed $390,000 Active
39. 2015-01-15
    status Pending
40. 2014-12-04
    price $259,900
41. 2014-11-05
    listed $247,500 Active
42. 2007-11-29
    soldstatus $220,000
43. 2007-11-14
    soldstatus $220,000

ⓘ 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: $4,100 · $342/mo
• Projected year-2 tax: $4,100 · $342/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 27 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: $54,349
• − Mortgage interest: −$20,434
• − Property taxes: −$4,100
• − Insurance: −$6,943
• − Repairs & maintenance: −$4,348
• − Management: −$4,348
• − HOA: −$11,808
• − Depreciation: −$10,612
• Taxable loss: −$8,244
• Est. tax savings @ 24.0%: +$1,979
• After-tax cash flow: $-893/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

+68.0% since first listed

30 events — show timeline

• 2026-05-18 Price Changed $369,500 MARMLS
• 2026-04-23 Listed $379,500 MARMLS
• 2025-11-21 Listing Removed — MARMLS
• 2025-11-14 Relisted — MARMLS
• 2025-11-13 Rental Removed $2,900 MARMLS
• 2025-10-29 Price Changed $2,900 MARMLS
• 2025-10-28 Price Changed $379,000 MARMLS
• 2025-08-23 Listed for Rent $2,990 MARMLS
• 2025-06-19 Listed $389,000 MARMLS
• 2025-06-10 Listing Removed — MARMLS
• 2025-06-03 Price Changed $410,000 MARMLS
• 2024-12-17 Listing Removed — MARMLS
• 2024-10-23 Listed $390,000 MARMLS
• 2024-06-30 Listing Removed — MARMLS
• 2024-04-04 Price Changed $403,000 MARMLS
• 2024-01-10 Listed $405,000 MARMLS
• 2023-11-30 Listing Removed — MARMLS
• 2023-09-05 Listed $420,000 MARMLS
• 2022-12-20 Sold (Public Records) $345,000 Public Records
• 2022-12-09 Sold (MLS) $345,000 MARMLS
• 2022-10-31 Pending — MARMLS
• 2022-10-11 Price Changed $360,000 MARMLS
• 2022-10-11 Listed $360 MARMLS
• 2015-03-03 Sold (MLS) $252,500 MARMLS
• 2015-01-29 Listed $390,000 MARMLS
• 2015-01-15 Pending — MARMLS
• 2014-12-04 Price Changed $259,900 MARMLS
• 2014-11-05 Listed $247,500 MARMLS
• 2007-11-29 Sold (Public Records) $220,000 Public Records
• 2007-11-14 Sold (MLS) $220,000 MARMLS

Property tax history

+4.9%/yr

Latest (2025): $4,100 · -4.5% YoY. Source: county tax records.