637 12th St #6 · Miami Beach, FL 33139

$205,000

1 bd · 1.0 ba · 420 sqft · Condo public records · 131 Days on market

Built 1939 $540/mo HOA · 17% of rent

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Why this score? — see what drove the B 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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

3 miles distance from beach and restaurants! Great Condo make your appointment today!

Key facts

• $540 HOA
• 2 parking spots
• Built 1939

Tags

• WALKING DISTANCE FROM BEACH

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $540; HOA covers common areas, insurance, laundry, grounds maintenance, structure maintenance, and recreation facilities

Exterior

• Parking: Two or more parking spaces
• Security: Complex is fenced
• Utilities: Electric cooling
• Home design: 3-story building; Entry on the 3rd floor
• Construction: Resale property
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans; Electric cooling
• Interior features: Bedroom on main level; Eat-in kitchen; Open living/dining area; Third-floor entry
• Laundry & utility: Laundry room; Utility room; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Zoned schools: Miami Beach Feinberg/Fisher K-8 (math 37% / reading 34%, grade F, #1,684 of 2,144 statewide, top 79%, 842 students, 61% 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 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 1216 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,255/mo this rent would consume 56% of the median local household income ($70k/yr) (locally 4052% 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 (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 131 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask is 10981% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1939 — 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 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.59% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-22,894
• Equity at exit: $38,065

10-year hold

• IRR: -9.4%
• Equity multiple: 0.44×
• Total profit: $-32,296
• Equity at exit: $30,879

Cash invested: $57,400 (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 →

ZIP-level market 33139

• Home prices YoY: -0.8%
• Rents YoY: -0.4%
• Active inventory: 1216
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$540
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $191

Break-even live

Break-even rent $3,013

Max offer price $205,000

Occupancy floor 89%

Sensitivity live

Price	-10% $307	-5% $249	+0% $191	+5% $133	+10% $75
Rent	-10% $-66	-5% $63	+0% $191	+5% $320	+10% $448
Rate	-1.0pp $294	-0.5pp $243	base $191	+0.5pp $138	+1.0pp $84

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $205,000 Active 131 DOM
2. 2026-06-18
   days on market $205,000 Active 128 DOM
3. 2026-06-17
   days on market $205,000 Active 127 DOM
4. 2026-06-16
   days on market $205,000 Active 126 DOM
5. 2026-06-15
   days on market $205,000 Active 125 DOM
6. 2026-06-13
   days on market $205,000 Active 123 DOM
7. 2026-06-09
   days on market $205,000 Active 119 DOM
8. 2026-06-08
   days on market $205,000 Active 118 DOM
9. 2026-06-07
   days on market $205,000 Active 117 DOM
10. 2026-06-04
    days on market $205,000 Active 114 DOM
11. 2026-06-03
    days on market $205,000 Active 113 DOM
12. 2026-06-02
    days on market $205,000 Active 112 DOM
13. 2026-06-01
    days on market $205,000 Active 111 DOM
14. 2026-05-31
    days on market $205,000 Active 110 DOM
15. 2026-05-16
    listed $1,850
16. 2026-02-10
    listed $205,000 Active
17. 2026-01-21
    historical
18. 2026-01-15
    price $210,000
19. 2025-10-27
    price $215,000
20. 2025-10-23
    price $225,000
21. 2025-10-23
    price $215,000
22. 2025-10-08
    price $225,000
23. 2025-10-08
    price $226,000
24. 2025-08-24
    historical $1,800
25. 2025-08-01
    listed $1,800
26. 2025-07-30
    price $227,000
27. 2025-07-20
    historical $1,800
28. 2025-07-12
    price $235,000
29. 2025-06-24
    listed $250,000 Active
30. 2025-05-13
    listed $1,800
31. 2025-05-07
    historical $1,800
32. 2025-04-23
    historical
33. 2025-04-16
    price $1,800
34. 2025-04-03
    listed $1,900
35. 2025-02-17
    price $260,000
36. 2025-01-20
    price $279,000
37. 2024-10-14
    price $279,900
38. 2024-07-17
    price $279,999
39. 2024-05-24
    price $295,000
40. 2024-05-15
    price $305,000
41. 2024-05-14
    price $315,000
42. 2024-05-02
    price $329,000
43. 2024-04-12
    listed $349,900 Active
44. 2022-08-22
    soldstatus $249,900
45. 2022-08-18
    soldstatus $249,900
46. 2022-06-07
    listed $249,900
47. 2021-02-03
    historical
48. 2021-01-25
    listed $185,000 Active
49. 2016-04-04
    soldstatus $165,000 Sold
50. 2016-04-04
    soldstatus $165,000

ⓘ 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: $3,042 · $254/mo
• Projected year-2 tax: $3,042 · $254/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥101°F today · 32 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: $39,063
• − Mortgage interest: −$11,483
• − Property taxes: −$3,042
• − Insurance: −$6,144
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − HOA: −$6,480
• − Depreciation: −$5,964
• Taxable loss: −$299
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,366/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): 33,753
• Household income: $69,793
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 4052.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 40% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 15% Salvadoran 3%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 56% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 49% Other Indo-European 5% 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: ▼ -2.19%
• Current HPI: 277.9321
• Rent YoY: ▼ -0.36%
• 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

-97.3% since first listed

43 events — show timeline

• 2026-05-16 Listed for Rent $1,850 MARMLS
• 2026-02-10 Listed $205,000 MARMLS
• 2026-01-21 Listing Removed — MARMLS
• 2026-01-15 Price Changed $210,000 MARMLS
• 2025-10-27 Price Changed $215,000 MARMLS
• 2025-10-23 Price Changed $225,000 MARMLS
• 2025-10-23 Price Changed $215,000 MARMLS
• 2025-10-08 Price Changed $225,000 MARMLS
• 2025-10-08 Price Changed $226,000 MARMLS
• 2025-08-24 Rental Removed $1,800 MARMLS
• 2025-08-01 Listed for Rent $1,800 MARMLS
• 2025-07-30 Price Changed $227,000 MARMLS
• 2025-07-20 Rental Removed $1,800 MARMLS
• 2025-07-12 Price Changed $235,000 MARMLS
• 2025-06-24 Listed $250,000 MARMLS
• 2025-05-13 Listed for Rent $1,800 MARMLS
• 2025-05-07 Rental Removed $1,800 MARMLS
• 2025-04-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $1,800 MARMLS
• 2025-04-03 Listed for Rent $1,900 MARMLS
• 2025-02-17 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-20 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-14 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-17 Price Changed $279,999 Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-14 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-22 Sold (Public Records) $249,900 Public Records
• 2022-08-18 Sold (MLS) $249,900 Beaches MLS
• 2022-06-07 Listed $249,900 Beaches MLS
• 2021-02-03 Listing Removed — MARMLS
• 2021-01-25 Listed $185,000 MARMLS
• 2016-04-04 Sold (MLS) $165,000 MARMLS
• 2016-04-04 Sold (Public Records) $165,000 Public Records
• 2016-02-23 Pending — MARMLS
• 2015-12-14 Listed $169,000 MARMLS
• 2009-08-11 Sold (MLS) $135,000 MARMLS
• 2009-08-10 Sold (Public Records) $135,000 Public Records
• 2004-10-20 Sold (Public Records) $155,000 Public Records
• 2004-05-11 Sold (Public Records) $104,900 Public Records
• 2001-10-24 Sold (Public Records) $68,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,042 · -12.1% YoY. Source: county tax records.