5288 Alton Rd #3 · Miami Beach, FL 33140

$750,000

4 bd · 4.0 ba · 3,410 sqft · SingleFamily · 41 Days on market

Built 2021 Excellent condition

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0

Listing remarks

New co-ownership opportunity by Pacaso: Own one-eighth of Casa Estrada, a professionally managed, turnkey home. Cool and contemporary, this home sits on a beautifully landscaped corner lot offers elegance and privacy. The backyard features an inviting pool and spa, plus a covered outdoor kitchen and lounge. The open plan main floor includes a wall of built-in cabinetry, a sleek dining space and a gourmet kitchen with a six-burner Viking cooktop, Sub-Zero double refrigerator and double freezer, a wine fridge and a glass-enclosed 80-bottle wine rack. Upstairs is the spacious primary bedroom with a window wall, a giant closet and access to an upper patio overlooking the pool. The en suite bath

Key facts

• Turnkey home
• Built-in cabinetry
• Inviting pool

Tags

• TURNKEY HOME
• LANDSCAPED CORNER LOT
• INVITING POOL
• COVERED OUTDOOR KITCHEN
• OPEN PLAN MAIN FLOOR
• BUILT-IN CABINETRY

Property features AI

Finance

• Financial info: Pets allowed (size limit)

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles
• Utilities: Public water; Public sewer; Three-phase electric; Natural gas available
• Home design: Co-Ownership property; Resale condition; 2 stories; Faces north
• Construction: Built with CBS (concrete block/stucco) construction; Rolled/hot mop roof
• Exterior features: Private in-ground pool; Heated spa (in-ground); Entry level living area

Interior

• Kitchen: Disposal; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate
• Bathrooms: 4 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $750k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-879 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $623k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $599k (20.2% below list).
• Recommended offer: $599k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: North Beach Elementary School (math 75% / reading 79%, grade A, #170 of 2,144 statewide, top 9%, 937 students, 24% FRL); Miami Beach Nautilus Middle School (math 46% / reading 58%, grade C+, #217 of 571 statewide, top 40%, 918 students, 44% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL) — zoned schools average 45% FRL vs 64% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 672 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,989/mo this rent would consume 67% 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 $12k of equity ($5k loan paydown + $7k 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 4, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.

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 $598,874 (20.2% 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 41 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $3,140,610
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5100 Alton Rd	0.24mi	4/4.5	3,910 (+15%)	14mo	$3,600,000	$921	51
5757 Alton Rd	0.48mi	5/5.0 (+1)	3,762 (+10%)	12mo	$1,750,000	$465	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.81×
• Total profit: $-39,712
• Equity at exit: $254,670

10-year hold

• IRR: 1.8%
• Equity multiple: 1.22×
• Total profit: $47,123
• Equity at exit: $337,378

Cash invested: $210,000 (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 33140

• Home prices YoY: 0.3%
• Rents YoY: 3.5%
• Active inventory: 672
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $5,989 medium
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,258
• Net cashflow: $-879

Break-even live

Break-even rent $7,101

Max offer price $622,877

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-619	+0% $-879	+5% $-1,138	+10% $-1,397
Rent	-10% $-1,352	-5% $-1,115	+0% $-879	+5% $-642	+10% $-405
Rate	-1.0pp $-501	-0.5pp $-688	base $-879	+0.5pp $-1,073	+1.0pp $-1,271

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5237 Lagorce Dr Unit 5237 Miami Beach, FL	4.0	4.0	2846	$28,500	$10.01	26d	1	0.25mi
5236 Pine Tree Dr Miami Beach, FL	4.0	3.5	3140	$26,000	$8.28	24d	1	0.28mi
5621 Alton Rd Miami Beach, FL	4.0	3.5	2986	$19,500	$6.53	24d	1	0.33mi
5621 Alton Rd Miami Beach, FL	4.0	3.5	2986	$19,500	$6.53	14d	1	0.33mi
5736 Lagorce Dr Miami Beach, FL	4.0	4.5	4400	$35,000	$7.95	26d	1	0.49mi
1081 W 48th St Miami Beach, FL	4.0	4.5	4761	$54,500	$11.45	26d	1	0.50mi
1051 W 48th St Miami Beach, FL	4.0	4.5	4257	$59,500	$13.98	26d	1	0.51mi
1051 W 48th St #4 Miami Beach, FL	4.0	4.0	4257	$59,500	$13.98	26d	1	0.52mi
5800 Lagorce Dr Unit SFH Miami Beach, FL	5.0	4.5	3741	$36,000	$9.62	26d	1	0.55mi
939 W 47th Ct Unit SFH Miami Beach, FL	5.0	4.0	3630	$29,000	$7.99	26d	1	0.58mi
5911 Alton Rd Unit Sfh Miami, FL	4.0	4.0	2561	$18,500	$7.22	26d	1	0.65mi
1201 W 47th St Miami Beach, FL	5.0	5.0	3546	$29,000	$8.18	26d	1	0.68mi
1201 W 47th St Unit SFH Miami Beach, FL	5.0	5.0	3000	$29,500	$9.83	26d	1	0.68mi
345 W 46th St #345 Miami Beach, FL	4.0	4.5	3743	$35,000	$9.35	26d	1	0.70mi
5801 Collins Ave Miami Beach, FL	4.0–5.0	5.0	4788	$32,000	$6.68	26d	2	0.80mi
5959 Collins Ave Miami Beach, FL	2.0–3.0	3.5	2509	$26,000	$10.36	6d	2	0.94mi
5959 Collins Ave #807 Miami Beach, FL	3.0	3.5	2959	$26,000	$8.79	16d	1	0.95mi
6000 Indian Creek Dr Unit 25C-3 Miami, FL	3.0	3.5	2600	$20,000	$7.69	26d	1	0.96mi
6000 Indian Creek Dr Unit 25C-3 Miami, FL	3.0	3.5	2600	$20,000	$7.69	9d	1	0.96mi
3784 Sheridan Ave Miami Beach, FL	4.0	5.0	3192	$20,000	$6.27	26d	1	1.27mi

Listing history 15 events

1. 2026-06-21
   days on market $750,000 Active 41 DOM
2. 2026-06-18
   days on market $750,000 Active 38 DOM
3. 2026-06-17
   days on market $750,000 Active 37 DOM
4. 2026-06-16
   days on market $750,000 Active 36 DOM
5. 2026-06-15
   days on market $750,000 Active 35 DOM
6. 2026-06-13
   days on market $750,000 Active 33 DOM
7. 2026-06-09
   days on market $750,000 Active 29 DOM
8. 2026-06-08
   days on market $750,000 Active 28 DOM
9. 2026-06-07
   days on market $750,000 Active 27 DOM
10. 2026-06-04
    days on market $750,000 Active 24 DOM
11. 2026-06-03
    days on market $750,000 Active 23 DOM
12. 2026-06-02
    days on market $750,000 Active 22 DOM
13. 2026-06-01
    days on market $750,000 Active 21 DOM
14. 2026-05-31
    days on market $750,000 Active 20 DOM
15. 2026-05-11
    listed $750,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,865
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$8,868
• − Repairs & maintenance: −$5,749
• − Management: −$5,749
• − Depreciation: −$21,818
• Taxable loss: −$23,582
• Est. tax savings @ 24.0%: +$5,660
• After-tax cash flow: $-4,883/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This co-ownership home in Miami Beach is in excellent condition with modern amenities and a beautiful outdoor space. It is move-in ready and offers a high ROI for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value.
• Both Upgrade to smart home technology — Modernizes the home and adds convenience for potential buyers/renters.
• Both Add a smart thermostat — Improves energy efficiency and adds a modern touch to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value. ↑
• Both Upgrade to smart home technology — Modernizes the home and adds convenience for potential buyers/renters. ↑
• Both Add a smart thermostat — Improves energy efficiency and adds a modern touch to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-11 Listed $750,000 Beaches MLS