5555 Collins Ave Unit 3C · Miami Beach, FL 33140

$275,000

1 bd · 1.0 ba · 844 sqft · Condo public records · 59 Days on market

Built 1967 $1259/mo HOA · 29% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks

1-bedroom + den, 1.5-bathroom condo, oceanfront building Oceanside Plaza in Miami Beach. The spacious unit includes a private balcony with ocean views. Located in a building with amenities such as beach service, pool, two gyms, one assigned parking, and valet services—this condo is perfect for snowbirds seeking a winter retreat. The unit is move-in ready, available for immediate occupancy. Enjoy Miami’s vibrant beachside lifestyle with the iconic boardwalk stretching from South Beach to Bal Harbour.

Key facts

• Valet services
• Private balcony
• Ocean views

Tags

• PRIVATE BALCONY
• OCEAN VIEWS
• BEACH SERVICE
• POOL
• TWO GYMS
• VALET SERVICES

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Quarterly association fee; HOA covers amenities, cable TV, hot water, internet, laundry, structural maintenance, pest control, sewer, trash, and water; Association amenities include basketball court, billiard room, bike storage, fitness center, laundry, pool, sauna, trash service, and elevators

Exterior

• Parking: Assigned parking; One covered space; Valet
• Security: Secured elevator; Secured lobby; Smoke detectors
• Utilities: Cable available
• Home design: Condominium/high-rise (17 stories); Entry on level 3; Attached property; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony (open balcony); Oceanfront with ocean access; Association pool (heated)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Den
• Flooring: Marble
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Sliding windows; Partially furnished; Living/dining room; Tub with shower; Walk-in closet(s); First floor entry; Main living area on entry level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.1% below list).
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $244k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 7.4% 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.
• Market conditions: Rents rising (+3.5%/yr); 670 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,409/mo this rent would consume 49% of the median local household income ($107k/yr) (locally 870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k 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.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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 29% 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 $244,445 (11.1% 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 59 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. 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.
10. 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.
11. 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: 1.60% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-2,881
• Equity at exit: $93,379

10-year hold

• IRR: 5.0%
• Equity multiple: 1.63×
• Total profit: $48,635
• Equity at exit: $123,705

Cash invested: $77,000 (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 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 670
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,409 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$414 /mo · $4,963/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,259
• Vacancy / Maint / Mgmt: −$926
• Net cashflow: $-173

Break-even live

Break-even rent $4,628

Max offer price $244,445

Occupancy floor 99%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,259 · $15,108/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $275,000 Active 59 DOM
2. 2026-06-17
   days on market $275,000 Active 58 DOM
3. 2026-06-16
   days on market $275,000 Active 57 DOM
4. 2026-06-15
   days on market $275,000 Active 56 DOM
5. 2026-06-13
   days on market $275,000 Active 54 DOM
6. 2026-06-09
   days on market $275,000 Active 50 DOM
7. 2026-06-08
   days on market $275,000 Active 49 DOM
8. 2026-06-07
   days on market $275,000 Active 48 DOM
9. 2026-06-04
   days on market $275,000 Active 45 DOM
10. 2026-06-03
    pricedays on market $275,000 Active 44 DOM
11. 2026-06-02
    days on market $279,000 Active 43 DOM
12. 2026-06-01
    days on market $279,000 Active 42 DOM
13. 2026-05-31
    days on market $279,000 Active 41 DOM
14. 2026-04-20
    listed $279,000 Active
15. 2026-03-31
    historical
16. 2026-02-18
    price $285,000
17. 2025-11-24
    listed $295,000 Active
18. 2025-02-21
    historical $2,700
19. 2024-10-26
    listed $2,700
20. 2024-09-01
    historical $3,000
21. 2024-08-04
    historical
22. 2024-04-13
    listed $3,000
23. 2024-03-04
    listed $370,000 Active
24. 2024-01-31
    historical
25. 2023-12-08
    price $449,000
26. 2023-05-04
    listed $350,000 Active
27. 2022-07-04
    historical
28. 2022-04-29
    price $375,000
29. 2022-04-28
    status Active
30. 2022-04-25
    status Pending
31. 2022-01-05
    listed $350,000 Active
32. 2016-05-26
    historical
33. 2016-02-09
    listed $380,000 Active
34. 2005-06-22
    soldstatus $265,000
35. 1991-11-14
    soldstatus $76,500
36. 1986-08-01
    soldstatus $59,000
37. 1981-06-01
    soldstatus $67,000

ⓘ 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: $4,963 · $414/mo
• Projected year-2 tax: $4,963 · $414/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 · 98% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,905
• − Mortgage interest: −$15,404
• − Property taxes: −$4,963
• − Insurance: −$6,494
• − Repairs & maintenance: −$4,232
• − Management: −$4,232
• − HOA: −$15,108
• − Depreciation: −$8,000
• Taxable loss: −$5,529
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $-749/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)

No district data.

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): 20,342
• Household income: $107,063
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 870.0

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 0.59)
• 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%

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

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

+316.4% since first listed

24 events — show timeline

• 2026-04-20 Listed $279,000 MARMLS
• 2026-03-31 Listing Removed — MARMLS
• 2026-02-18 Price Changed $285,000 MARMLS
• 2025-11-24 Listed $295,000 MARMLS
• 2025-02-21 Rental Removed $2,700 MARMLS
• 2024-10-26 Listed for Rent $2,700 MARMLS
• 2024-09-01 Rental Removed $3,000 MARMLS
• 2024-08-04 Listing Removed — MARMLS
• 2024-04-13 Listed for Rent $3,000 MARMLS
• 2024-03-04 Listed $370,000 MARMLS
• 2024-01-31 Listing Removed — MARMLS
• 2023-12-08 Price Changed $449,000 MARMLS
• 2023-05-04 Listed $350,000 MARMLS
• 2022-07-04 Listing Removed — MARMLS
• 2022-04-29 Price Changed $375,000 MARMLS
• 2022-04-28 Relisted — MARMLS
• 2022-04-25 Pending — MARMLS
• 2022-01-05 Listed $350,000 MARMLS
• 2016-05-26 Listing Removed — MARMLS
• 2016-02-09 Listed $380,000 MARMLS
• 2005-06-22 Sold (Public Records) $265,000 Public Records
• 1991-11-14 Sold (Public Records) $76,500 Public Records
• 1986-08-01 Sold (Public Records) $59,000 Public Records
• 1981-06-01 Sold (Public Records) $67,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,963 · +9.8% YoY. Source: county tax records.