1551 Michigan Ave #13 · Miami Beach, FL 33139

$227,000

1 bd · 1.0 ba · 500 sqft · Condo public records · 59 Days on market

Built 1954 $470/mo HOA · 13% 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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Contemporary gem in the heart of South Beach. Just a block from Lincoln Rd Mall, and minutes away from the beach off Ocean Drive. Totally renovated and move-in ready! Crown molding throughout. Brand new custom kitchen and breakfast bar with stainless stee l appliances. Custom office area. Brand new bathroom, with shower and tub. Unit has central AC, new windows, doors and wood flooring throughout. Pet friendly building with low monthly HOA. .. A MUST SEE!

Key facts

• New floors
• Ample windows
• Central a/c

Tags

• OPEN KITCHEN
• NEW FLOORS
• IN-UNIT WASHER AND DRYER
• CENTRAL A/C
• AMPLE WINDOWS
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Financial info: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee; Association fee covers insurance and grounds maintenance

Exterior

• Parking: On-street parking
• Security: Complex fenced; Smoke detectors
• Utilities: Has cooling (central air)
• Home design: Attached property; 2 stories; Entry on second level
• Construction: Brick and block construction; Resale construction
• Exterior features: Open porch; Porch

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Impact-resistant windows; Second floor entry; Other interior features (unspecified); Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $227k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $227k).
• Recommended offer: $220k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 soft (-0.4%/yr); 1208 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,588/mo this rent would consume 62% 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 $2k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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; built in 1954 — 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.58% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 5.3

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-17,855
• Equity at exit: $42,150

10-year hold

• IRR: -4.9%
• Equity multiple: 0.69×
• Total profit: $-19,682
• Equity at exit: $34,193

Cash invested: $63,560 (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: 1208
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,588 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$323 /mo · $3,879/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$470
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $330

Break-even live

Break-even rent $3,171

Max offer price $227,000

Occupancy floor 86%

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Meridian Ave Miami Beach, FL	4.0	1.0–3.0	917	$6,932	$7.56	15d	1	0.11mi
2201 Collins Ave Miami Beach, FL	1.0–3.0	1.0–2.0	1121	$22,000	$19.62	24d	2	0.94mi

HOA detail condo

• Monthly dues: $470 · $5,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-21
   status Pending
2. 2026-03-22
   listed $227,000 Active
3. 2024-05-22
   historical $2,000
4. 2024-05-20
   listed $2,000
5. 2022-03-29
   price $2,500
6. 2018-10-31
   historical
7. 2017-09-26
   listed $225,000 Active
8. 2013-11-14
   soldstatus $199,000
9. 2013-11-06
   soldstatus $199,000 Sold 459-char remark

   Show marketing remark (459 chars)

   Contemporary gem in the heart of South Beach. Just a block from Lincoln Rd Mall, and minutes away from the beach off Ocean Drive. Totally renovated and move-in ready! Crown molding throughout. Brand new custom kitchen and breakfast bar with stainless stee l appliances. Custom office area. Brand new bathroom, with shower and tub. Unit has central AC, new windows, doors and wood flooring throughout. Pet friendly building with low monthly HOA. .. A MUST SEE!

10. 2013-10-07
    status Pending 459-char remark

    Show marketing remark (459 chars)

    Contemporary gem in the heart of South Beach. Just a block from Lincoln Rd Mall, and minutes away from the beach off Ocean Drive. Totally renovated and move-in ready! Crown molding throughout. Brand new custom kitchen and breakfast bar with stainless stee l appliances. Custom office area. Brand new bathroom, with shower and tub. Unit has central AC, new windows, doors and wood flooring throughout. Pet friendly building with low monthly HOA. .. A MUST SEE!

11. 2013-09-13
    listed $204,900 Active 459-char remark

    Show marketing remark (459 chars)

    Contemporary gem in the heart of South Beach. Just a block from Lincoln Rd Mall, and minutes away from the beach off Ocean Drive. Totally renovated and move-in ready! Crown molding throughout. Brand new custom kitchen and breakfast bar with stainless stee l appliances. Custom office area. Brand new bathroom, with shower and tub. Unit has central AC, new windows, doors and wood flooring throughout. Pet friendly building with low monthly HOA. .. A MUST SEE!

12. 2003-10-01
    soldstatus $132,500
13. 2000-09-28
    soldstatus $67,900

ⓘ 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: $3,879 · $323/mo
• Projected year-2 tax: $3,879 · $323/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 · 31 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: $43,058
• − Mortgage interest: −$12,716
• − Property taxes: −$3,879
• − Insurance: −$6,254
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − HOA: −$5,640
• − Depreciation: −$6,604
• Taxable income: $1,077
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,700/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

+234.3% since first listed

13 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-03-22 Listed $227,000 MARMLS
• 2024-05-22 Rental Removed $2,000 MARMLS
• 2024-05-20 Listed for Rent $2,000 MARMLS
• 2022-03-29 Price Changed $2,500 RENT.
• 2018-10-31 Listing Removed — MARMLS
• 2017-09-26 Listed $225,000 MARMLS
• 2013-11-14 Sold (Public Records) $199,000 Public Records
• 2013-11-06 Sold (MLS) $199,000 MARMLS
• 2013-10-07 Pending — MARMLS
• 2013-09-13 Listed $204,900 MARMLS
• 2003-10-01 Sold (Public Records) $132,500 Public Records
• 2000-09-28 Sold (Public Records) $67,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,879 · +9.1% YoY. Source: county tax records.