9156 Collins Ave #202 · Surfside, FL 33154

$334,999

1 bd · 1.0 ba · 770 sqft · Condo public records · 57 Days on market

Built 1996 $640/mo HOA · 15% 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 +21.6/30.0
• Appreciation +8.1/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

Beautiful apartment with washer and dryer inside, it has 1 bedroom, 1.5 bathroom and walk-in closet. This unit is quiet, across from the beach , clean and spacious. Building has assigned cover parking, a pool and sauna. Close to the Four Seasons and Bal Harbour. PROPERTY IS CURRENTLY BEING RENTED, Lease ends in September $2400 ! Please text Agent before calling for showings

Key facts

• Washer and dryer
• Walk-in closet
• Sauna

Tags

• WASHER AND DRYER
• WALK-IN CLOSET
• ASSIGNED COVER PARKING
• POOL
• SAUNA
• ACROSS FROM THE BEACH

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets allowed (yes) with size limit; more than 20 lbs permitted
• HOA & community: Monthly association fee ($640) covering common areas and pool(s); Association amenities include pool, trash service, and elevator(s)

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Secured elevator
• Utilities: Central heating and cooling
• Home design: Attached property; 4-story building; Entry located on level 2; Effective year built
• Construction: Block construction
• Exterior features: Association pool

Interior

• Kitchen: Microwave
• Bedrooms: Bedroom located on the main level
• Flooring: Hardwood floors; Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Elevator access
• Laundry & utility: Washer hookup; Dryer hookup; Dryer (appliance)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#258 in FL, #4,141 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A+; Watch: housing C-, amenities F, 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 (-1.3%/yr); 523 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 $4,358/mo this rent would consume 58% of the median local household income ($90k/yr) (locally 774% 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 $23k of equity ($2k loan paydown + $21k appreciation (6.1% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.1% appreciation + 0.0% rent growth), your $94k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $275k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,949 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.12% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.99×
• Total profit: $92,531
• Equity at exit: $213,226

10-year hold

• IRR: 13.7%
• Equity multiple: 3.62×
• Total profit: $245,794
• Equity at exit: $388,967

Cash invested: $93,800 (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 33154

• Home prices YoY: 1.4%
• Rents YoY: -1.3%
• Active inventory: 523
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,358 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$395 /mo · $4,745/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$640
• Vacancy / Maint / Mgmt: −$915
• Net cashflow: $85

Break-even live

Break-even rent $4,251

Max offer price $334,999

Occupancy floor 93%

Sensitivity live

Price	-10% $274	-5% $180	+0% $85	+5% $-10	+10% $-105
Rent	-10% $-260	-5% $-87	+0% $85	+5% $257	+10% $429
Rate	-1.0pp $254	-0.5pp $170	base $85	+0.5pp $-2	+1.0pp $-90

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $334,999 Active 57 DOM
2. 2026-06-18
   days on market $334,999 Active 54 DOM
3. 2026-06-17
   days on market $334,999 Active 53 DOM
4. 2026-06-16
   days on market $334,999 Active 52 DOM
5. 2026-06-15
   days on market $334,999 Active 51 DOM
6. 2026-06-13
   days on market $334,999 Active 49 DOM
7. 2026-06-09
   days on market $334,999 Active 45 DOM
8. 2026-06-08
   days on market $334,999 Active 44 DOM
9. 2026-06-07
   days on market $334,999 Active 43 DOM
10. 2026-06-04
    days on market $334,999 Active 40 DOM
11. 2026-06-03
    days on market $334,999 Active 39 DOM
12. 2026-06-02
    days on market $334,999 Active 38 DOM
13. 2026-06-01
    days on market $334,999 Active 37 DOM
14. 2026-05-31
    days on market $334,999 Active 36 DOM
15. 2026-05-06
    status Active
16. 2026-04-08
    listed $340,000 Active
17. 2025-09-13
    historical
18. 2025-09-09
    historical $2,400
19. 2025-08-05
    listed $2,400
20. 2025-08-04
    listed $380,000 Active
21. 2021-06-24
    soldstatus $275,000
22. 2021-06-04
    soldstatus $275,000 Closed
23. 2021-03-30
    historical Active Under Contract
24. 2021-02-09
    listed $295,000 Active
25. 2020-10-08
    historical
26. 2019-11-16
    listed $300,000 Active
27. 1998-10-09
    soldstatus $115,000

ⓘ 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: $4,745 · $395/mo
• Projected year-2 tax: $4,745 · $395/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 28 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: $52,300
• − Mortgage interest: −$18,765
• − Property taxes: −$4,745
• − Insurance: −$6,793
• − Repairs & maintenance: −$4,184
• − Management: −$4,184
• − HOA: −$7,680
• − Depreciation: −$9,745
• Taxable loss: −$3,797
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $1,929/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 — Surfside

• Score: 75/100
• State rank: #258
• US rank: #4141

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment B Housing C- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Surfside, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 14,435
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,572
• Household income: $89,563
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 774.0

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: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 12% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 5% Lithuanian 4%
• Foreign-born: 46% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 41% French/Haitian/Cajun 7% Other Indo-European 5%

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: ▲ 6.12%
• Current HPI: 454.1747
• Rent YoY: ▼ -1.30%
• 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

+195.7% since first listed

13 events — show timeline

• 2026-05-06 Relisted — MARMLS
• 2026-04-08 Listed $340,000 MARMLS
• 2025-09-13 Listing Removed — MARMLS
• 2025-09-09 Rental Removed $2,400 MARMLS
• 2025-08-05 Listed for Rent $2,400 MARMLS
• 2025-08-04 Listed $380,000 MARMLS
• 2021-06-24 Sold (Public Records) $275,000 Public Records
• 2021-06-04 Sold (MLS) $275,000 MARMLS
• 2021-03-30 Contingent — MARMLS
• 2021-02-09 Listed $295,000 MARMLS
• 2020-10-08 Listing Removed — MARMLS
• 2019-11-16 Listed $300,000 MARMLS
• 1998-10-09 Sold (Public Records) $115,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,745 · +7.4% YoY. Source: county tax records.