2600 Collins Ave #308 · Miami Beach, FL 33140

$390,000

2 bd · 2.0 ba · 710 sqft · Condo public records · 216 Days on market

Built 1992

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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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.5/10.0
• Appreciation +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

Key facts

• Corner condo
• Breathtaking views
• Tile floors

Tags

• CORNER CONDO
• BREATHTAKING VIEWS
• LAKE BEACH CLUB
• BOUTIQUE COMMUNITY
• STAINLESS STEEL APPLIANCES
• TILE FLOORS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with possible restrictions
• HOA & community: Monthly association fees; Quarterly association fee of 1766.0; Association covers cable TV, grounds maintenance, structure maintenance, pool(s) and trash; Association amenities include pool

Exterior

• Parking: Detached garage with 1 covered space and garage door opener; Underground parking (one space)
• Security: Closed-circuit cameras; Complex fenced; Phone entry; Smoke detectors
• Utilities: Cable available
• Home design: 5-story building; Resale property; Facing southeast; Entry on 3rd level; Attached property
• Construction: Block construction
• Exterior features: Fence; Storm/security shutters; Association pool; Waterfront with creek, lakefront and lagoon views

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Breakfast bar
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Elevator; Breakfast bar; Living/dining room; Tub shower; Bedroom on main level; Third floor entry; Intercom
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $390k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Market conditions: Rents rising (+3.5%/yr); 670 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,524/mo this rent would consume 51% of the median local household income ($107k/yr) (locally 870% 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 $6k of equity ($3k loan paydown + $4k appreciation (1.0% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 13829% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.96% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $2,230
• Equity at exit: $132,428

10-year hold

• IRR: 5.7%
• Equity multiple: 1.71×
• Total profit: $77,389
• Equity at exit: $175,437

Cash invested: $109,200 (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 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 670
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,524 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$441 /mo · $5,292/yr
• Insurance: −$162
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 2 same-building comps: −$616
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $-117

Break-even live

Break-even rent $4,672

Max offer price $369,325

Occupancy floor 98%

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Collins Ave Miami Beach, FL	1.0–3.0	1.0–2.0	1121	$22,500	$20.06	24d	2	0.36mi
1602 Meridian Ave Miami Beach, FL	4.0	1.0–3.0	917	$11,900	$12.97	14d	1	1.16mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $390,000 Active 216 DOM
2. 2026-06-17
   days on market $390,000 Active 215 DOM
3. 2026-06-16
   days on market $390,000 Active 214 DOM
4. 2026-06-15
   days on market $390,000 Active 213 DOM
5. 2026-06-13
   days on market $390,000 Active 211 DOM
6. 2026-06-09
   days on market $390,000 Active 207 DOM
7. 2026-06-08
   days on market $390,000 Active 206 DOM
8. 2026-06-08
   days on market $390,000 Active 205 DOM
9. 2026-06-04
   days on market $390,000 Active 202 DOM
10. 2026-06-03
    days on market $390,000 Active 201 DOM
11. 2026-06-02
    days on market $390,000 Active 200 DOM
12. 2026-06-01
    days on market $390,000 Active 199 DOM
13. 2026-05-31
    days on market $390,000 Active 198 DOM
14. 2026-04-14
    price $390,000
15. 2026-02-11
    historical $2,600
16. 2026-01-24
    price $2,600
17. 2025-11-14
    listed $2,800
18. 2025-11-14
    listed $410,000 Active
19. 2024-11-12
    historical $3,000
20. 2024-09-12
    listed $3,000
21. 2023-10-23
    historical $3,000
22. 2023-08-19
    listed $3,000
23. 2023-08-04
    soldstatus $365,000
24. 2023-08-01
    soldstatus $365,000 Closed 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

25. 2023-06-26
    status Pending 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

26. 2023-06-26
    historical Active Under Contract 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

27. 2023-05-22
    status Active 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

28. 2023-05-21
    historical 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

29. 2023-04-23
    price $399,000 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

30. 2023-02-22
    listed $429,000 Active 400-char remark

    Show marketing remark (400 chars)

    LITERALLY STEPS FROM THE BEACH, THE BOARDWALK, STARBUCKS, FAENA, THE EDITION, 1 HOTEL, AND LINCOLN ROAD. AN ABSOLUTELY PERFECT LOCATION WITH JUST A SHORT STROLL TO 5-STAR DINING, SHOPPING AND NIGHTLIFE. CORNER UNIT HAS BALCONY WITH VIEW OVERLOOKING THE INTRACOASTAL. TILE FLOORS THROUGHOUT, HURRICANE SHUTTERS, WASHER & DRYER IN THE UNIT. WOULD MAKE A GREAT PRIMARY/VACATION HOME OR INVESTMENT.

31. 2006-03-15
    soldstatus $298,000
32. 1999-06-22
    soldstatus $114,000
33. 1992-10-01
    soldstatus $80,900

ⓘ 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: $5,292 · $441/mo
• Projected year-2 tax: $5,292 · $441/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥101°F today · 27 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: $54,292
• − Mortgage interest: −$21,846
• − Property taxes: −$5,292
• − Insurance: −$7,069
• − Repairs & maintenance: −$4,343
• − Management: −$4,343
• − HOA: −$7,392
• − Depreciation: −$11,345
• Taxable loss: −$7,339
• Est. tax savings @ 24.0%: +$1,761
• After-tax cash flow: $357/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): 20,342
• Household income: $107,063
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 870.0

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 0.59)
• Race & ethnicity: White 46% Hispanic / Latino 44% Two or more races 23% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 19% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 3% Italian 3%
• Foreign-born: 44% · Canada, Dominican Republic, Jamaica
• Languages at home: 43% English-only · Spanish 45% Other Indo-European 6% French/Haitian/Cajun 2%

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: ▲ 0.96%
• Current HPI: 302.8514
• Rent YoY: ▲ 3.52%
• 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

+382.1% since first listed

20 events — show timeline

• 2026-04-14 Price Changed $390,000 MARMLS
• 2026-02-11 Rental Removed $2,600 MARMLS
• 2026-01-24 Price Changed $2,600 MARMLS
• 2025-11-14 Listed for Rent $2,800 MARMLS
• 2025-11-14 Listed $410,000 MARMLS
• 2024-11-12 Rental Removed $3,000 MARMLS
• 2024-09-12 Listed for Rent $3,000 MARMLS
• 2023-10-23 Rental Removed $3,000 MARMLS
• 2023-08-19 Listed for Rent $3,000 MARMLS
• 2023-08-04 Sold (Public Records) $365,000 Public Records
• 2023-08-01 Sold (MLS) $365,000 MARMLS
• 2023-06-26 Pending — MARMLS
• 2023-06-26 Contingent — MARMLS
• 2023-05-22 Relisted — MARMLS
• 2023-05-21 Listing Removed — MARMLS
• 2023-04-23 Price Changed $399,000 MARMLS
• 2023-02-22 Listed $429,000 MARMLS
• 2006-03-15 Sold (Public Records) $298,000 Public Records
• 1999-06-22 Sold (Public Records) $114,000 Public Records
• 1992-10-01 Sold (Public Records) $80,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $5,292 · -0.2% YoY. Source: county tax records.