7630 Byron Ave · Miami Beach, FL 33141

$1,575,000

6 bd · 6.0 ba · 3,400 sqft · MultiFamily public records · 38 Days on market

Built 1950

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Prime multifamily investment opportunity in the heart of Miami Beach. This fully renovated income-producing property features 6 turnkey units, including four spacious 1-bedroom/1-bath residences and two studio apartments. Ideally located just steps from the beach, Collins Avenue, world-class dining, shopping, and entertainment. Strong cash flow with current gross rental income exceeding $11.300/month and significant upside potential driven by high rental demand in the area. Upgrades throughout provide low-maintenance ownership and excellent tenant appeal. Perfect for investors seeking stable income, short- or long-term rental potential, and prime Miami Beach real estate appreciation. Seller

Key facts

• Turnkey units
• Steps from the beach
• High rental demand

Tags

• FULLY RENOVATED PROPERTY
• TURNKEY UNITS
• STEPS FROM THE BEACH
• HIGH RENTAL DEMAND
• LOW-MAINTENANCE OWNERSHIP
• EXCELLENT TENANT APPEAL

Property features AI

Finance

• Other: Rent includes hot water and water
• Financial info: Annual tax amount reported

Exterior

• Utilities: Public sewer; Cable not available
• Home design: Single-story; Resale property; Shingle roof; Block construction
• Construction: Built previously (resale); Block construction; Shingle roof
• Exterior features: Less than quarter acre lot

Interior

• Flooring: Laminate
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath multifamily listed at $1.57M.

Deal economics

• At list price, monthly cash flow is $6k ($73k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.57M).
• Recommended offer: $1.53M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $47k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $441k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($1.53M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $765k; list at $1.57M implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,527,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.0

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: 4.6%
• Equity multiple: 1.17×
• Total profit: $76,442
• Equity at exit: $234,838

10-year hold

• IRR: 11.5%
• Equity multiple: 1.80×
• Total profit: $352,495
• Equity at exit: $136,177

Cash invested: $441,000 (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: 36.3×

Monthly cashflow live

• Estimated rent: $21,719 medium
• Mortgage (P&I): −$8,259
• Tax from tax record: −$1,759 /mo · $21,110/yr
• Insurance: −$656
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,561
• Net cashflow: $6,057

Break-even live

Break-even rent $14,052

Max offer price $1,575,000

Occupancy floor 67%

Sensitivity live

Price	-10% $6,948	-5% $6,502	+0% $6,057	+5% $5,611	+10% $5,165
Rent	-10% $4,341	-5% $5,199	+0% $6,057	+5% $6,915	+10% $7,772
Rate	-1.0pp $6,850	-0.5pp $6,457	base $6,057	+0.5pp $5,648	+1.0pp $5,233

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$14,480
▸ 2× units	1	0	$7,240
Total (6 units)			$21,719

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: $393,750
• Closing costs: $47,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7811 Carlyle Ave Miami Beach, FL	6.0	5.5	3405	$50,000	$14.68	25d	1	0.10mi
1055 Stillwater Dr Miami Beach, FL	6.0	5.5	4787	$29,000	$6.06	22d	1	0.67mi
1131 Stillwater Dr Unit SFH Miami Beach, FL	5.0	3.5	3980	$19,000	$4.77	25d	1	0.71mi
1151 Stillwater Dr Miami Beach, FL	5.0	3.0	3237	$18,000	$5.56	18d	1	0.72mi
1625 Daytonia Rd Miami Beach, FL	5.0	3.0	2690	$18,000	$6.69	25d	1	0.81mi
1249 Biscaya Dr Surfside, FL	5.0	4.5	4486	$26,900	$6.00	25d	1	0.86mi
7972 Biscayne Point Cir Miami Beach, FL	5.0	5.0	3989	$60,000	$15.04	25d	1	1.17mi
9380 Bay Dr Surfside, FL	5.0	5.0	4737	$35,000	$7.39	25d	1	1.46mi
9221 E Bay Harbor Dr Unit 511/512 Bay Harbor Islands, FL	7.0	7.5	4565	$27,500	$6.02	0d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $1,575,000 Active 38 DOM
2. 2026-06-18
   days on market $1,575,000 Active 35 DOM
3. 2026-06-17
   days on market $1,575,000 Active 34 DOM
4. 2026-06-16
   days on market $1,575,000 Active 33 DOM
5. 2026-06-15
   days on market $1,575,000 Active 32 DOM
6. 2026-06-13
   days on market $1,575,000 Active 30 DOM
7. 2026-06-09
   days on market $1,575,000 Active 26 DOM
8. 2026-06-08
   days on market $1,575,000 Active 25 DOM
9. 2026-06-07
   days on market $1,575,000 Active 24 DOM
10. 2026-06-04
    days on market $1,575,000 Active 21 DOM
11. 2026-06-03
    days on market $1,575,000 Active 20 DOM
12. 2026-06-02
    days on market $1,575,000 Active 19 DOM
13. 2026-06-01
    days on market $1,575,000 Active 18 DOM
14. 2026-05-31
    days on market $1,575,000 Active 17 DOM
15. 2026-05-13
    listed $1,575,000 Active
16. 2022-03-22
    historical
17. 2022-02-08
    listed $1,495,000 Active
18. 2022-01-26
    historical
19. 2021-10-27
    listed $1,495,000 Active
20. 2021-08-19
    historical
21. 2021-06-28
    price $1,495,000
22. 2021-04-20
    listed $1,500,000 Active
23. 2019-06-07
    soldstatus $765,000
24. 2000-02-24
    soldstatus $192,100
25. 1984-09-01
    soldstatus $124,500

ⓘ 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: $21,110 · $1,759/mo
• Projected year-2 tax: $21,110 · $1,759/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 · 30 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: $260,628
• − Mortgage interest: −$88,224
• − Property taxes: −$21,110
• − Insurance: −$12,994
• − Repairs & maintenance: −$20,850
• − Management: −$20,850
• − Depreciation: −$45,818
• Taxable income: $50,782
• Est. tax owed @ 24.0%: −$12,188
• After-tax cash flow: $60,492/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

+1165.1% since first listed

11 events — show timeline

• 2026-05-13 Listed $1,575,000 MARMLS
• 2022-03-22 Listing Removed — MARMLS
• 2022-02-08 Listed $1,495,000 MARMLS
• 2022-01-26 Listing Removed — MARMLS
• 2021-10-27 Listed $1,495,000 MARMLS
• 2021-08-19 Listing Removed — MARMLS
• 2021-06-28 Price Changed $1,495,000 MARMLS
• 2021-04-20 Listed $1,500,000 MARMLS
• 2019-06-07 Sold (Public Records) $765,000 Public Records
• 2000-02-24 Sold (Public Records) $192,100 Public Records
• 1984-09-01 Sold (Public Records) $124,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $21,110 · +8.1% YoY. Source: county tax records.