971 79th Ter · Miami Beach, FL 33141

$845,000

4 bd · 2.0 ba · 1,966 sqft · MultiFamily public records · 158 Days on market

Built 1947

---

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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

Key facts

• Remodeled
• New a/c system
• Close to the beach

Tags

• ON-SITE PARKING
• REMODELED
• BRAND-NEW ROOF
• NEW A/C SYSTEM
• CLOSE TO THE BEACH

Property features AI

Finance

• Financial info: One unit currently leased; One unit on month-to-month lease; Actual rents listed: $2,300 and $2,200

Exterior

• Parking: Three parking spaces; Parking spaces assigned to units
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Barrel roof; Block construction
• Construction: Block construction; Barrel roof; Year built: Unknown
• Exterior features: Less than quarter acre lot; Gardener service included with rent

Interior

• Bedrooms: Two-bedroom units (2 beds)
• Flooring: Ceramic tile
• Bathrooms: One full bathroom per unit
• Heating & cooling: Central air conditioning
• Interior features: Ceramic tile flooring; Den

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $845k.

Deal economics

• At list price, monthly cash flow is $63 ($761/yr) — positive. Per door: $32/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $780k (7.7% below list).
• Recommended offer: $744k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Biscayne Beach Elementary School (math 42% / reading 49%, grade D-, #1,247 of 2,144 statewide, top 59%, 578 students, 63% 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 49% FRL vs 64% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 648 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $7,801/mo this rent would consume 136% 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 $6k of loan paydown is wiped out by about $25k 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 158 days — a 12% lower offer ($744k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $100k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $743,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.92% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 9.0

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-152,203
• Equity at exit: $125,992

10-year hold

• IRR: -17.8%
• Equity multiple: 0.14×
• Total profit: $-202,590
• Equity at exit: $73,060

Cash invested: $236,600 (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: 648
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $7,801 medium
• Mortgage (P&I): −$4,431
• Tax from tax record: −$889 /mo · $10,674/yr
• Insurance: −$352
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,638
• Net cashflow: $63

Break-even live

Break-even rent $7,721

Max offer price $845,000

Occupancy floor 94%

Sensitivity live

Price	-10% $542	-5% $303	+0% $63	+5% $-176	+10% $-415
Rent	-10% $-553	-5% $-245	+0% $63	+5% $372	+10% $680
Rate	-1.0pp $489	-0.5pp $278	base $63	+0.5pp $-156	+1.0pp $-378

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,802
Total (2 units)			$7,801

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: $211,250
• Closing costs: $25,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1460 Cleveland Rd Miami Beach, FL	5.0	3.0	2056	$19,000	$9.24	9d	1	0.36mi
8109 Harding Ave Unit 1497743P Miami Beach, FL	4.0	4.0	1991	$19,770	$9.93	23d	1	0.38mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	6d	1	0.84mi
1865 Daytonia Rd Miami Beach, FL	3.0	2.5	2040	$18,000	$8.82	17d	1	0.84mi
6899 Collins Ave Miami, FL	2.0–3.0	2.5–3.5	2917	$35,000	$12.00	6d	2	0.92mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$20,500	$9.78	26d	1	0.97mi
6801 Collins Ave Ph 01/02 Miami Beach, FL	3.0	3.0	2096	$19,950	$9.52	6d	1	0.97mi
9001 Collins Ave Unit S605 Surfside, FL	3.0	3.5	2201	$70,000	$31.80	26d	1	0.98mi

Listing history 46 events

1. 2026-06-21
   days on market $845,000 Active 158 DOM
2. 2026-06-18
   days on market $845,000 Active 155 DOM
3. 2026-06-17
   days on market $845,000 Active 154 DOM
4. 2026-06-16
   days on market $845,000 Active 153 DOM
5. 2026-06-15
   days on market $845,000 Active 152 DOM
6. 2026-06-13
   days on market $845,000 Active 150 DOM
7. 2026-06-09
   days on market $845,000 Active 146 DOM
8. 2026-06-08
   days on market $845,000 Active 145 DOM
9. 2026-06-07
   days on market $845,000 Active 144 DOM
10. 2026-06-04
    days on market $845,000 Active 141 DOM
11. 2026-06-03
    days on market $845,000 Active 140 DOM
12. 2026-06-02
    days on market $845,000 Active 139 DOM
13. 2026-06-01
    days on market $845,000 Active 138 DOM
14. 2026-05-31
    days on market $845,000 Active 137 DOM
15. 2026-04-08
    price $845,000
16. 2026-01-13
    listed $945,000 Active
17. 2023-06-12
    soldstatus $789,000
18. 2023-03-31
    historical
19. 2022-03-24
    listed $850,000 Active
20. 2021-02-25
    soldstatus $487,000 Closed 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

21. 2021-02-19
    soldstatus $487,000
22. 2021-02-14
    historical Active Under Contract 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

23. 2021-01-22
    price $495,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

24. 2020-12-18
    price $487,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

25. 2020-07-15
    price $495,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

26. 2020-04-05
    price $499,900 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

27. 2020-02-19
    price $550,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

28. 2020-01-21
    price $570,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

29. 2019-12-26
    price $590,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

30. 2019-12-19
    price $600,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

31. 2019-10-07
    price $650,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

32. 2019-08-20
    price $599,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

33. 2019-08-18
    price $560,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

34. 2019-08-15
    price $599,500 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

35. 2019-05-28
    price $630,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

36. 2018-12-13
    price $620,000 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

37. 2018-07-17
    listed $610,000 Active 474-char remark

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

38. 2018-07-17
    soldstatus $450,000

    Show marketing remark (474 chars)

    DRASTICALLY REDUCED, LOCALIZATION INVESTORS WELCOME DUPLEX REMODELADO, OF 2/1, EACH APARTMENT AMPLIOS, BLOCKS FROM THE BEACH IN THE WANTED AREA OF MIAMI BEACH, CAN MAKE SHORT RENT AND INCREASE PROFITS, COMPLETELY RENTED, THE RENTS CAN BE INCREED, WASHING MACHINE AND DRYER , IN EACH APARTMENT NEAR MILLIONAIRS RESIDENCES OWNER AND IS WILLING TO SELL HAS A PACKAGE, 4 OTHER PROPERTIES FOR SALE, 520 NW 11 AVE, MIAMI, 610 SW 7AVE, MIAMI, 3129 SW 9ST, MIAMI, 922 NW 2ST, MIAMI

39. 2018-07-11
    soldstatus $450,000 Sold
40. 2018-06-20
    status Pending
41. 2018-05-07
    price $499,000
42. 2018-03-23
    status Active
43. 2018-03-22
    historical
44. 2018-01-24
    listed $549,000 Active
45. 2011-04-28
    soldstatus $152,000
46. 2011-04-26
    soldstatus $152,000

ⓘ 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: $10,674 · $889/mo
• Projected year-2 tax: $10,674 · $889/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 29 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: $93,612
• − Mortgage interest: −$47,333
• − Property taxes: −$10,674
• − Insurance: −$9,344
• − Repairs & maintenance: −$7,489
• − Management: −$7,489
• − Depreciation: −$24,582
• Taxable loss: −$13,298
• Est. tax savings @ 24.0%: +$3,192
• After-tax cash flow: $3,953/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

+455.9% since first listed

32 events — show timeline

• 2026-04-08 Price Changed $845,000 MARMLS
• 2026-01-13 Listed $945,000 MARMLS
• 2023-06-12 Sold (Public Records) $789,000 Public Records
• 2023-03-31 Listing Removed — MARMLS
• 2022-03-24 Listed $850,000 MARMLS
• 2021-02-25 Sold (MLS) $487,000 MARMLS
• 2021-02-19 Sold (Public Records) $487,000 Public Records
• 2021-02-14 Contingent — MARMLS
• 2021-01-22 Price Changed $495,000 MARMLS
• 2020-12-18 Price Changed $487,000 MARMLS
• 2020-07-15 Price Changed $495,000 MARMLS
• 2020-04-05 Price Changed $499,900 MARMLS
• 2020-02-19 Price Changed $550,000 MARMLS
• 2020-01-21 Price Changed $570,000 MARMLS
• 2019-12-26 Price Changed $590,000 MARMLS
• 2019-12-19 Price Changed $600,000 MARMLS
• 2019-10-07 Price Changed $650,000 MARMLS
• 2019-08-20 Price Changed $599,000 MARMLS
• 2019-08-18 Price Changed $560,000 MARMLS
• 2019-08-15 Price Changed $599,500 MARMLS
• 2019-05-28 Price Changed $630,000 MARMLS
• 2018-12-13 Price Changed $620,000 MARMLS
• 2018-07-17 Sold (Public Records) $450,000 Public Records
• 2018-07-17 Listed $610,000 MARMLS
• 2018-07-11 Sold (MLS) $450,000 MARMLS
• 2018-06-20 Pending — MARMLS
• 2018-05-07 Price Changed $499,000 MARMLS
• 2018-03-23 Relisted — MARMLS
• 2018-03-22 Listing Removed — MARMLS
• 2018-01-24 Listed $549,000 MARMLS
• 2011-04-28 Sold (Public Records) $152,000 Public Records
• 2011-04-26 Sold (MLS) $152,000 MARMLS

Property tax history

+19.7%/yr

Latest (2025): $10,674 · -0.2% YoY. Source: county tax records.