6830 Indian Creek Dr Unit 5B · Miami Beach, FL 33141

$290,000

1 bd · 1.5 ba · 820 sqft · Condo public records · 141 Days on market

Built 1981 $536/mo HOA · 13% 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 +26.0/30.0
• 1% rule +9.3/10.0
• DSCR +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

Listing remarks

* * REDUCED * * Spacious 1 bedroom / 1.5 bathrooms apartment on the 5h floor tiled throughout with updated kitchen, bathrooms and hurricane shutters. Ample master bedroom with walking closet and full bathroom including washer/dryer. Amazing intercostal view, panoramic skyline and stunning sunset from the balcony. In walking distance to the beach, restaurant and supermarket. Waterfront pool deck including sauna with enclosed meeting area. 1 assigned parking the gated parking area of the building overlooking the boat docks that can be rented subject to availability.

Key facts

• Boat docks
• Waterfront pool deck
• Hurricane shutters

Tags

• UPDATED KITCHEN
• HURRICANE SHUTTERS
• INTERCOSTAL VIEW
• WATERFRONT POOL DECK
• GATED PARKING AREA
• BOAT DOCKS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $536; HOA covers common areas, insurance, structural maintenance, parking, pool(s), reserves, roof, trash and water; Community amenities include clubhouse, pool, sauna and elevators

Exterior

• Parking: Attached garage with 1 covered space
• Security: Complex fenced; Elevator secured; Secured garage/parking; Smoke detector(s)
• Utilities: Waterfront with Intracoastal access
• Home design: Condominium in a 9-story building; Entry on 5th floor; Has attached property
• Construction: Block construction
• Exterior features: Balcony; Storm/security shutters; Open balcony/patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; First floor entry; Living/dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• 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 flat; 647 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,159/mo this rent would consume 73% of the median local household income ($69k/yr) (locally 3521% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $165k; list at $290k implies a 76% gain — meaningful room to come down on a strong offer.

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 $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 5.8

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: -13.4%
• Equity multiple: 0.54×
• Total profit: $-37,737
• Equity at exit: $43,240

10-year hold

• IRR: -11.4%
• Equity multiple: 0.43×
• Total profit: $-46,364
• Equity at exit: $25,074

Cash invested: $81,200 (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 33141

• Rents YoY: 0.4%
• Active inventory: 647
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,159 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$383 /mo · $4,591/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$536
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $299

Break-even live

Break-even rent $3,781

Max offer price $290,000

Occupancy floor 88%

Sensitivity live

Price	-10% $463	-5% $381	+0% $299	+5% $217	+10% $135
Rent	-10% $-30	-5% $135	+0% $299	+5% $463	+10% $627
Rate	-1.0pp $445	-0.5pp $373	base $299	+0.5pp $224	+1.0pp $147

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $536 · $6,432/yr
• Likely covers: waterpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-03-11
   price $290,000
2. 2026-01-05
   listed $305,000 Active
3. 2025-12-02
   historical
4. 2025-11-04
   price $305,000
5. 2025-10-08
   price $315,000
6. 2025-04-24
   price $350,000
7. 2025-02-24
   price $375,000
8. 2025-02-03
   listed $399,999 Active
9. 2009-02-13
   soldstatus $165,000
10. 2001-05-04
    soldstatus $116,000
11. 2000-06-07
    soldstatus $108,000
12. 1994-04-19
    soldstatus $76,000

ⓘ 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: $4,591 · $383/mo
• Projected year-2 tax: $4,591 · $383/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 10/10 Extreme FEMA zone AE · 99% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,909
• − Mortgage interest: −$16,245
• − Property taxes: −$4,591
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,993
• − Management: −$3,993
• − HOA: −$6,432
• − Depreciation: −$8,436
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $3,670/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

+281.6% since first listed

12 events — show timeline

• 2026-03-11 Price Changed $290,000 MARMLS
• 2026-01-05 Listed $305,000 MARMLS
• 2025-12-02 Listing Removed — MARMLS
• 2025-11-04 Price Changed $305,000 MARMLS
• 2025-10-08 Price Changed $315,000 MARMLS
• 2025-04-24 Price Changed $350,000 MARMLS
• 2025-02-24 Price Changed $375,000 MARMLS
• 2025-02-03 Listed $399,999 MARMLS
• 2009-02-13 Sold (Public Records) $165,000 Public Records
• 2001-05-04 Sold (Public Records) $116,000 Public Records
• 2000-06-07 Sold (Public Records) $108,000 Public Records
• 1994-04-19 Sold (Public Records) $76,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,591 · -4.5% YoY. Source: county tax records.