5750 Collins Ave Unit 3J · Miami Beach, FL 33140

$499,000

2 bd · 2.0 ba · 1,362 sqft · Condo public records · 41 Days on market

Built 1968 $1370/mo HOA · 25% 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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

Great for investors and End users. Want a pied-a-terre in the heart of Miami Beach at a great price. This is an oversized renovated 2/2 with partial ocean views. Building has just been completely redone. Unit features renovated Chefs Kosher Kitchen, Marble Floors, updated bathrooms, plus Washer/Dryer in unit. Windows and Sliders are impact. Generous Closet space as well as additional storage on the floor. Huge dressing area which can also double as a home office and oversized blacony. Currrent Assessment will be paid by seller at closing. Don't miss the New Infinity Pool, New docks, New party room and New gym! Parking has one Assigned and one Valet space for a minimal monthly fee. An except

Key facts

• Oversized renovated
• Marble floors
• Updated bathrooms

Tags

• OVERSIZED RENOVATED
• PARTIAL OCEAN VIEWS
• RENOVATED CHEFS KOSHER KITCHEN
• MARBLE FLOORS
• UPDATED BATHROOMS
• WASHER DRYER IN UNIT

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association fee includes cable TV, internet, laundry, legal/accounting, grounds maintenance, parking, pool, reserves, security, trash and water; Community amenities: boat dock, marina, business center, clubhouse, community kitchen, elevators, fitness center, laundry, playground, pool, spa/hot tub, storage, trash service, vehicle wash area

Exterior

• Parking: Assigned garage parking (1 space); 1 covered parking space
• Security: Doorman; Secured elevator; Secured lobby; Security/high impact doors
• Utilities: Cable available
• Home design: Condo/Apartment in a multi-story building; 15 total stories; Entry on level 3; Updated/remodeled; Waterfront bayfront location; Property is attached
• Construction: Brick and block construction
• Exterior features: Balcony; Courtyard; Open balcony/patio; Association pool

Interior

• Kitchen: Built-in oven; Self-cleaning oven; Electric range; Dishwasher; Icemaker; Refrigerator
• Bedrooms: Split bedroom layout
• Flooring: Marble flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans
• Interior features: Closet cabinetry; Dining area; Separate/formal dining room; Handicap access; Living/dining room; Split bedrooms
• Laundry & utility: Washer and dryer included; Washer hookup; Dryer hookup; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $445k (10.8% below list).
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $445k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 rising (+3.5%/yr); 670 active listings in the ZIP; 1 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).
• At $5,437/mo this rent would consume 61% 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 $8k of equity ($3k loan paydown + $5k 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 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $260k; list at $499k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $445,344 (10.8% 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 41 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.09% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 7.6

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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-7,221
• Equity at exit: $169,440

10-year hold

• IRR: 4.4%
• Equity multiple: 1.55×
• Total profit: $76,518
• Equity at exit: $224,469

Cash invested: $139,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $5,437 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$404 /mo · $4,848/yr
• Insurance: −$208
• HOA: −$1,370
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $-304

Break-even live

Break-even rent $5,821

Max offer price $445,344

Occupancy floor —

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 72nd St Unit 1263798P Miami Beach, FL	2.0–3.0	1.0–2.0	1194	$7,494	$6.28	1d	2	1.24mi

HOA detail condo

• Monthly dues: $1,370 · $16,440/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $499,000 Active 41 DOM
2. 2026-06-17
   days on market $499,000 Active 40 DOM
3. 2026-06-16
   days on market $499,000 Active 39 DOM
4. 2026-06-15
   days on market $499,000 Active 38 DOM
5. 2026-06-13
   days on market $499,000 Active 36 DOM
6. 2026-06-09
   days on market $499,000 Active 32 DOM
7. 2026-06-08
   days on market $499,000 Active 31 DOM
8. 2026-06-07
   days on market $499,000 Active 30 DOM
9. 2026-06-04
   days on market $499,000 Active 27 DOM
10. 2026-06-03
    days on market $499,000 Active 26 DOM
11. 2026-06-02
    days on market $499,000 Active 25 DOM
12. 2026-06-01
    days on market $499,000 Active 24 DOM
13. 2026-05-31
    days on market $499,000 Active 23 DOM
14. 2026-05-08
    listed $499,000 Active
15. 2026-02-28
    historical
16. 2026-02-09
    price $515,000
17. 2025-11-06
    listed $575,000 Active
18. 2025-11-05
    historical
19. 2025-07-31
    listed $575,000 Active
20. 2017-10-27
    soldstatus $260,000
21. 2017-10-26
    soldstatus $260,000 Sold
22. 2017-10-25
    status Pending
23. 2017-08-11
    listed $343,000 Active
24. 2016-10-01
    historical
25. 2016-07-28
    listed $359,000 Active
26. 2016-07-19
    historical
27. 2016-02-14
    listed $369,000 Active
28. 2011-09-02
    soldstatus $158,000
29. 2011-09-01
    soldstatus $158,000
30. 1991-04-29
    soldstatus $86,000

ⓘ 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: $4,848 · $404/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $65,240
• − Mortgage interest: −$27,952
• − Property taxes: −$4,848
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,219
• − Management: −$5,219
• − HOA: −$16,440
• − Depreciation: −$14,516
• Taxable loss: −$11,449
• Est. tax savings @ 24.0%: +$2,748
• After-tax cash flow: $-897/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): 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

+480.2% since first listed

17 events — show timeline

• 2026-05-08 Listed $499,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2026-02-09 Price Changed $515,000 MARMLS
• 2025-11-06 Listed $575,000 MARMLS
• 2025-11-05 Listing Removed — MARMLS
• 2025-07-31 Listed $575,000 MARMLS
• 2017-10-27 Sold (Public Records) $260,000 Public Records
• 2017-10-26 Sold (MLS) $260,000 MARMLS
• 2017-10-25 Pending — MARMLS
• 2017-08-11 Listed $343,000 MARMLS
• 2016-10-01 Listing Removed — MARMLS
• 2016-07-28 Listed $359,000 MARMLS
• 2016-07-19 Listing Removed — MARMLS
• 2016-02-14 Listed $369,000 MARMLS
• 2011-09-02 Sold (MLS) $158,000 MARMLS
• 2011-09-01 Sold (Public Records) $158,000 Public Records
• 1991-04-29 Sold (Public Records) $86,000 Public Records

Property tax history

+5.4%/yr

Latest (2017): $4,848 · -4.4% YoY. Source: county tax records.