1000 West Ave #104 · Miami Beach, FL 33139

$335,000

1 bd · 1.0 ba · 943 sqft · Condo public records · 63 Days on market

Built 1968 $1241/mo HOA · 28% of rent ↓ 12% since listing

---

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 +11.8/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Close to everything on the infamous West Avenue in South Beach. Huge updated 1 bed / 1 bath, one of only two in the building with 943 square feet. Beautiful granite counter-tops, stainless steel appliances, dishwasher, washer/ dryer ! Pool, hot tub, convenient store in building, and amazing full size gym are just some of the amenities that compliment this corner unit with parking spot included & more. Move in ready !

Key facts

• First floor entry
• Premium amenities
• In unit washer dryer

Tags

• FIRST FLOOR ENTRY
• HURRICANE IMPACT WINDOWS
• IN UNIT WASHER DRYER
• ASSIGNED DEEDED PARKING
• PREMIUM AMENITIES
• POOL DECK

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, barbecue/picnic area, pool, elevators; Association fee covers amenities, common areas, cable TV, hot water, insurance, laundry, grounds maintenance, pool(s), roof, reserve fund, water

Exterior

• Parking: Assigned covered parking; Deeded parking; One covered space (valet/guest available); Secured garage/parking
• Security: Lobby secured; Fire sprinkler system; Smoke detector(s)
• Utilities: Cable available; Central air conditioning; Electric heating; Hot water included in association
• Home design: Condominium/attached property; 17-story building; Entry on level 1; Resale unit
• Construction: Has property attached
• Exterior features: Deck; Barbecue; Association pool; Waterfront property

Interior

• Kitchen: Electric range; Microwave; Dishwasher
• Bedrooms: Primary bedroom located on the main level
• Bathrooms: 1 full bathroom
• Interior features: Blinds on windows; Bedroom on main level; First-floor entry; Living/dining room layout; Main-level primary bedroom
• Laundry & utility: Washer; Dryer; Laundry included in association services

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $-519 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (27.4% below list).
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $243k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 soft (-0.4%/yr); 1214 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,473/mo this rent would consume 77% of the median local household income ($70k/yr) (locally 4052% 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 (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 63 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $60k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,293 (27.4% 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 63 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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: 1.34% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.06×
• Total profit: $-87,802
• Equity at exit: $62,204

10-year hold

• IRR: -34.9%
• Equity multiple: -0.65×
• Total profit: $-154,903
• Equity at exit: $50,460

Cash invested: $93,800 (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 33139

• Home prices YoY: -0.8%
• Rents YoY: -0.4%
• Active inventory: 1214
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,473 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$489 /mo · $5,866/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,241
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $-519

Break-even live

Break-even rent $5,130

Max offer price $243,293

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-424	+0% $-519	+5% $-614	+10% $-709
Rent	-10% $-872	-5% $-696	+0% $-519	+5% $-342	+10% $-166
Rate	-1.0pp $-350	-0.5pp $-434	base $-519	+0.5pp $-606	+1.0pp $-694

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1602 Meridian Ave Miami Beach, FL	4.0	1.0–3.0	917	$6,932	$7.56	16d	1	0.69mi

HOA detail condo

• Monthly dues: $1,241 · $14,892/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-05-22
   status Pending
2. 2026-05-08
   price $335,000
3. 2026-03-20
   listed $395,000 Active
4. 2025-12-22
   historical
5. 2024-12-27
   listed $420,000 Active
6. 2023-02-23
   soldstatus $360,000
7. 2023-02-16
   soldstatus $360,000 Closed 426-char remark

   Show marketing remark (426 chars)

   Close to everything on the infamous West Avenue in South Beach. Huge updated 1 bed / 1 bath, one of only two in the building with 943 square feet. Beautiful granite counter-tops, stainless steel appliances, dishwasher, washer/ dryer ! Pool, hot tub, convenient store in building, and amazing full size gym are just some of the amenities that compliment this corner unit with parking spot included & more. Move in ready !

8. 2023-01-12
   status Pending 426-char remark

   Show marketing remark (426 chars)

   Close to everything on the infamous West Avenue in South Beach. Huge updated 1 bed / 1 bath, one of only two in the building with 943 square feet. Beautiful granite counter-tops, stainless steel appliances, dishwasher, washer/ dryer ! Pool, hot tub, convenient store in building, and amazing full size gym are just some of the amenities that compliment this corner unit with parking spot included & more. Move in ready !

9. 2022-11-22
   price $350,000 426-char remark

   Show marketing remark (426 chars)

   Close to everything on the infamous West Avenue in South Beach. Huge updated 1 bed / 1 bath, one of only two in the building with 943 square feet. Beautiful granite counter-tops, stainless steel appliances, dishwasher, washer/ dryer ! Pool, hot tub, convenient store in building, and amazing full size gym are just some of the amenities that compliment this corner unit with parking spot included & more. Move in ready !

10. 2022-08-09
    listed $359,000 Active 426-char remark

    Show marketing remark (426 chars)

    Close to everything on the infamous West Avenue in South Beach. Huge updated 1 bed / 1 bath, one of only two in the building with 943 square feet. Beautiful granite counter-tops, stainless steel appliances, dishwasher, washer/ dryer ! Pool, hot tub, convenient store in building, and amazing full size gym are just some of the amenities that compliment this corner unit with parking spot included & more. Move in ready !

11. 2017-02-01
    historical
12. 2016-06-03
    listed $265,000 Active
13. 2016-06-01
    historical
14. 2016-03-10
    listed $275,000 Active
15. 2016-03-07
    historical
16. 2016-02-13
    price $275,000
17. 2016-02-01
    price $285,000
18. 2015-12-03
    price $290,000
19. 2015-08-21
    listed $299,000 Active
20. 2015-08-21
    historical
21. 2015-03-04
    price $299,000
22. 2014-08-30
    price $320,000
23. 2014-08-27
    listed $299,000 Active
24. 2010-08-06
    soldstatus $135,000
25. 2006-12-12
    soldstatus $380,000

ⓘ 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: $5,866 · $489/mo
• Projected year-2 tax: $5,866 · $489/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°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: $53,675
• − Mortgage interest: −$18,765
• − Property taxes: −$5,866
• − Insurance: −$6,794
• − Repairs & maintenance: −$4,294
• − Management: −$4,294
• − HOA: −$14,892
• − Depreciation: −$9,745
• Taxable loss: −$10,975
• Est. tax savings @ 24.0%: +$2,634
• After-tax cash flow: $-3,596/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): 33,753
• Household income: $69,793
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 4052.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 40% Two or more races 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 15% Salvadoran 3%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Romanian 2%
• Foreign-born: 56% · Canada, Jamaica, Dominican Republic
• Languages at home: 37% English-only · Spanish 49% Other Indo-European 5% 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: ▼ -2.19%
• Current HPI: 277.9321
• Rent YoY: ▼ -0.36%
• 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

-11.8% since first listed

25 events — show timeline

• 2026-05-22 Pending — MARMLS
• 2026-05-08 Price Changed $335,000 MARMLS
• 2026-03-20 Listed $395,000 MARMLS
• 2025-12-22 Listing Removed — MARMLS
• 2024-12-27 Listed $420,000 MARMLS
• 2023-02-23 Sold (Public Records) $360,000 Public Records
• 2023-02-16 Sold (MLS) $360,000 MARMLS
• 2023-01-12 Pending — MARMLS
• 2022-11-22 Price Changed $350,000 MARMLS
• 2022-08-09 Listed $359,000 MARMLS
• 2017-02-01 Listing Removed — MARMLS
• 2016-06-03 Listed $265,000 MARMLS
• 2016-06-01 Listing Removed — MARMLS
• 2016-03-10 Listed $275,000 MARMLS
• 2016-03-07 Listing Removed — MARMLS
• 2016-02-13 Price Changed $275,000 MARMLS
• 2016-02-01 Price Changed $285,000 MARMLS
• 2015-12-03 Price Changed $290,000 MARMLS
• 2015-08-21 Listed $299,000 MARMLS
• 2015-08-21 Listing Removed — MARMLS
• 2015-03-04 Price Changed $299,000 MARMLS
• 2014-08-30 Price Changed $320,000 MARMLS
• 2014-08-27 Listed $299,000 MARMLS
• 2010-08-06 Sold (MLS) $135,000 MARMLS
• 2006-12-12 Sold (Public Records) $380,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $5,866 · +1.8% YoY. Source: county tax records.