5555 Collins Ave Unit 8Z · Miami Beach, FL 33140

$415,000

1 bd · 2.0 ba · 1,064 sqft · Condo public records · 646 Days on market

Built 1967

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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).

• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Cash flow +4.7/30.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

STUNNING UNIT ON THE 8TH FLOOR WITH SPECTACULAR SOUTHWEST CITY VIEWS. UNIT IS VERY SPACIOUS AND HAS MUCH ROOM FOR THE LAYOUT. UNIT HAS 2 SEPARATE ENTRANCES AND HAS A LARGE KITCHEN. TAKE ADVANTAGE OF THE EXTRA LARGE BALCONY. ENJOY THE FLORIDA WARM WEATHER, THE BEACH BREEZE AND RELAXING SUNSETS. COME OVER AND VISIT!!

Key facts

• Views of miami
• Spacious master bdrm
• Basketball court

Tags

• DIRECT BEACH ACCESS
• RESORT STYLE AMENITIES
• VIEWS OF MIAMI
• SPACIOUS MASTER BDRM
• 24 HOUR SECURITY
• BASKETBALL COURT

Property features AI

Finance

• Other: Association heated pool
• Financial info: Lease considered; Pets not allowed; Land lease amount billed monthly
• HOA & community: Monthly association fee; Quarterly association fee of 898.00; Association covers management, amenities, insurance, grounds maintenance, sewer, and security; Association amenities include basketball court, billiard room, clubhouse, elevators, fitness center, pool, and sauna

Exterior

• Parking: Attached garage with one covered space
• Security: Closed-circuit cameras; Secured elevator
• Utilities: Cable available
• Home design: Condominium (attached property); 18-story building; Faces west; Entry on level 8
• Construction: Block construction; Resale property
• Exterior features: Security/high impact doors; Oceanfront; Ocean access; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling
• Interior features: Elevator; Living/dining room; Bedroom on main level; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $415k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $415k).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.3% 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.
• Market conditions: Rents rising (+3.5%/yr); 670 active listings in the ZIP; 1 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 $4,396/mo this rent would consume 49% 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 $7k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 646 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask is 13075% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $315k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 36% of rent.
• 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 $365,200 (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 646 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.06% ✓
• Cap rate: 3.30%
• Cash-on-cash: -10.70%
• DSCR: 0.52
• GRM: 7.9

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: -14.1%
• Equity multiple: 0.29×
• Total profit: $-82,464
• Equity at exit: $140,917

10-year hold

• IRR: -6.9%
• Equity multiple: 0.14×
• Total profit: $-99,694
• Equity at exit: $186,683

Cash invested: $116,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,396 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$587 /mo · $7,044/yr
• Insurance: −$173
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 12 same-building comps: −$1,573
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $-1,463

Break-even live

Break-even rent $6,248

Max offer price $156,601

Occupancy floor —

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 72nd St Unit 1263798P Miami Beach, FL	2.0–3.0	1.0–2.0	1194	$7,494	$6.28	1d	2	1.45mi

HOA detail condo

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

Listing history 37 events

1. 2026-06-18
   days on market $415,000 Active 646 DOM
2. 2026-06-17
   days on market $415,000 Active 645 DOM
3. 2026-06-16
   days on market $415,000 Active 644 DOM
4. 2026-06-15
   days on market $415,000 Active 643 DOM
5. 2026-06-13
   days on market $415,000 Active 641 DOM
6. 2026-06-09
   days on market $415,000 Active 637 DOM
7. 2026-06-08
   days on market $415,000 Active 636 DOM
8. 2026-06-08
   days on market $415,000 Active 635 DOM
9. 2026-06-04
   days on market $415,000 Active 632 DOM
10. 2026-06-03
    days on market $415,000 Active 631 DOM
11. 2026-06-02
    days on market $415,000 Active 630 DOM
12. 2026-06-01
    days on market $415,000 Active 629 DOM
13. 2026-05-31
    days on market $415,000 Active 628 DOM
14. 2026-05-18
    price $415,000
15. 2026-05-08
    price $435,000
16. 2026-03-06
    historical $2,800
17. 2026-02-10
    price $2,800
18. 2026-01-27
    price $3,000
19. 2026-01-14
    price $465,000
20. 2026-01-01
    listed $3,150
21. 2025-12-21
    historical $3,150
22. 2025-12-16
    listed $3,150
23. 2024-11-12
    price $480,000
24. 2024-09-10
    listed $525,000 Active
25. 2024-07-14
    historical
26. 2023-03-10
    price $499,000
27. 2022-07-15
    listed $480,000 Active
28. 2022-03-14
    soldstatus $315,000
29. 2022-02-16
    soldstatus $315,000 Closed 317-char remark

    Show marketing remark (317 chars)

    STUNNING UNIT ON THE 8TH FLOOR WITH SPECTACULAR SOUTHWEST CITY VIEWS. UNIT IS VERY SPACIOUS AND HAS MUCH ROOM FOR THE LAYOUT. UNIT HAS 2 SEPARATE ENTRANCES AND HAS A LARGE KITCHEN. TAKE ADVANTAGE OF THE EXTRA LARGE BALCONY. ENJOY THE FLORIDA WARM WEATHER, THE BEACH BREEZE AND RELAXING SUNSETS. COME OVER AND VISIT!!

30. 2021-12-29
    status Pending 317-char remark

    Show marketing remark (317 chars)

    STUNNING UNIT ON THE 8TH FLOOR WITH SPECTACULAR SOUTHWEST CITY VIEWS. UNIT IS VERY SPACIOUS AND HAS MUCH ROOM FOR THE LAYOUT. UNIT HAS 2 SEPARATE ENTRANCES AND HAS A LARGE KITCHEN. TAKE ADVANTAGE OF THE EXTRA LARGE BALCONY. ENJOY THE FLORIDA WARM WEATHER, THE BEACH BREEZE AND RELAXING SUNSETS. COME OVER AND VISIT!!

31. 2021-10-06
    listed $349,997 Active 317-char remark

    Show marketing remark (317 chars)

    STUNNING UNIT ON THE 8TH FLOOR WITH SPECTACULAR SOUTHWEST CITY VIEWS. UNIT IS VERY SPACIOUS AND HAS MUCH ROOM FOR THE LAYOUT. UNIT HAS 2 SEPARATE ENTRANCES AND HAS A LARGE KITCHEN. TAKE ADVANTAGE OF THE EXTRA LARGE BALCONY. ENJOY THE FLORIDA WARM WEATHER, THE BEACH BREEZE AND RELAXING SUNSETS. COME OVER AND VISIT!!

32. 1996-09-19
    soldstatus $135,000
33. 1993-11-05
    soldstatus $115,500
34. 1993-10-01
    soldstatus $115,500
35. 1986-05-01
    soldstatus $76,000
36. 1985-09-01
    soldstatus $67,500
37. 1985-09-01
    soldstatus $67,500

ⓘ 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: $7,044 · $587/mo
• Projected year-2 tax: $7,044 · $587/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 · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $52,755
• − Mortgage interest: −$23,246
• − Property taxes: −$7,044
• − Insurance: −$7,194
• − Repairs & maintenance: −$4,220
• − Management: −$4,220
• − HOA: −$18,876
• − Depreciation: −$12,073
• Taxable loss: −$24,119
• Est. tax savings @ 24.0%: +$5,788
• After-tax cash flow: $-11,764/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)

No district data.

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

+514.8% since first listed

24 events — show timeline

• 2026-05-18 Price Changed $415,000 MARMLS
• 2026-05-08 Price Changed $435,000 MARMLS
• 2026-03-06 Rental Removed $2,800 MARMLS
• 2026-02-10 Price Changed $2,800 MARMLS
• 2026-01-27 Price Changed $3,000 MARMLS
• 2026-01-14 Price Changed $465,000 MARMLS
• 2026-01-01 Listed for Rent $3,150 MARMLS
• 2025-12-21 Rental Removed $3,150 MARMLS
• 2025-12-16 Listed for Rent $3,150 MARMLS
• 2024-11-12 Price Changed $480,000 MARMLS
• 2024-09-10 Listed $525,000 MARMLS
• 2024-07-14 Listing Removed — MARMLS
• 2023-03-10 Price Changed $499,000 MARMLS
• 2022-07-15 Listed $480,000 MARMLS
• 2022-03-14 Sold (Public Records) $315,000 Public Records
• 2022-02-16 Sold (MLS) $315,000 MARMLS
• 2021-12-29 Pending — MARMLS
• 2021-10-06 Listed $349,997 MARMLS
• 1996-09-19 Sold (Public Records) $135,000 Public Records
• 1993-11-05 Sold (Public Records) $115,500 Public Records
• 1993-10-01 Sold (Public Records) $115,500 Public Records
• 1986-05-01 Sold (Public Records) $76,000 Public Records
• 1985-09-01 Sold (Public Records) $67,500 Public Records
• 1985-09-01 Sold (Public Records) $67,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $7,044 · -0.2% YoY. Source: county tax records.