7135 Collins Ave #811 · Miami Beach, FL 33141

$340,000

1 bd · 2.0 ba · 1,010 sqft · Condo public records · 57 Days on market

Built 1970 $976/mo HOA · 24% of rent

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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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous condo on the beach, plenty of sunshine. New kitchen w/ stainless steel appliances, matching backsplash, dark wood cabinetry, wine rack. Modern baths, master w/ Jacuzzi. Ralph Lauren paint. Two big walk in closets, additional linen closet. Spanish terracotta floors. Wide and open master bed. Side views of the ocean from master, living and second bed. Building w/ plenty of amenities, swimming pool and gym overlooking the ocean, recreational rooms, concierge, 24/7 security

Key facts

• Versatile den
• Beach access
• Pool

Tags

• BEACH ACCESS
• POOL
• GYM
• PARTIAL OCEAN VIEWS
• FUNCTIONAL LAYOUT
• VERSATILE DEN

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Quarterly association fee; Association amenities include clubhouse, elevators, fitness center, laundry, pool, and trash service; Association fee covers management, amenities, cable TV, hot water, insurance, legal/accounting, and grounds maintenance

Exterior

• Parking: Attached garage with 1 covered space
• Security: Doorman; Secured garage/parking; Key card entry; Smoke detectors
• Utilities: Cable available
• Home design: Condo/attached property; Faces southeast; Entry on level 8; Effective year built (updated/effective)
• Construction: Block construction; Burleigh House model
• Exterior features: Oceanfront with ocean access; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Den
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Furnished; First floor entry; Living/dining room; Elevator access; Convertible bedroom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (9.3% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $308k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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; 644 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,026/mo this rent would consume 70% 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 $10k 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 57 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $215k; list at $340k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: severe flood risk; 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 $308,252 (9.3% 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 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 7.0

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-75,971
• Equity at exit: $50,695

10-year hold

• IRR: -35.2%
• Equity multiple: -0.23×
• Total profit: $-117,541
• Equity at exit: $29,397

Cash invested: $95,200 (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: 644
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $4,026 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$393 /mo · $4,716/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$976
• Vacancy / Maint / Mgmt: −$845
• Net cashflow: $-180

Break-even live

Break-even rent $4,253

Max offer price $308,252

Occupancy floor 99%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.23mi
8701 Collins Ave #304 Surfside, FL	2.0	2.5	1457	$25,000	$17.16	24d	1	1.07mi

HOA detail condo

• Monthly dues: $976 · $11,712/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $340,000 Active 57 DOM
2. 2026-06-17
   days on market $340,000 Active 56 DOM
3. 2026-06-16
   days on market $340,000 Active 55 DOM
4. 2026-06-15
   days on market $340,000 Active 54 DOM
5. 2026-06-13
   days on market $340,000 Active 52 DOM
6. 2026-06-09
   days on market $340,000 Active 48 DOM
7. 2026-06-08
   days on market $340,000 Active 47 DOM
8. 2026-06-07
   days on market $340,000 Active 46 DOM
9. 2026-06-04
   days on market $340,000 Active 43 DOM
10. 2026-06-03
    days on market $340,000 Active 42 DOM
11. 2026-06-02
    days on market $340,000 Active 41 DOM
12. 2026-06-01
    days on market $340,000 Active 40 DOM
13. 2026-05-31
    days on market $340,000 Active 39 DOM
14. 2026-04-21
    listed $340,000 Active
15. 2022-12-14
    historical
16. 2012-09-13
    soldstatus $215,000
17. 2012-09-11
    soldstatus $215,000 484-char remark

    Show marketing remark (484 chars)

    Gorgeous condo on the beach, plenty of sunshine. New kitchen w/ stainless steel appliances, matching backsplash, dark wood cabinetry, wine rack. Modern baths, master w/ Jacuzzi. Ralph Lauren paint. Two big walk in closets, additional linen closet. Spanish terracotta floors. Wide and open master bed. Side views of the ocean from master, living and second bed. Building w/ plenty of amenities, swimming pool and gym overlooking the ocean, recreational rooms, concierge, 24/7 security

18. 2001-04-23
    soldstatus $110,000
19. 1995-08-25
    soldstatus $69,000
20. 1981-01-01
    soldstatus $90,000

ⓘ 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: $4,716 · $393/mo
• Projected year-2 tax: $4,716 · $393/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 8/10 Severe FEMA zone X (unshaded) · 96% 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: $48,310
• − Mortgage interest: −$19,045
• − Property taxes: −$4,716
• − Insurance: −$2,498
• − Repairs & maintenance: −$3,865
• − Management: −$3,865
• − HOA: −$11,712
• − Depreciation: −$9,891
• Taxable loss: −$7,281
• Est. tax savings @ 24.0%: +$1,748
• After-tax cash flow: $-409/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

+277.8% since first listed

7 events — show timeline

• 2026-04-21 Listed $340,000 MARMLS
• 2022-12-14 Rental Removed — MARMLS
• 2012-09-13 Sold (Public Records) $215,000 Public Records
• 2012-09-11 Sold (MLS) $215,000 MARMLS
• 2001-04-23 Sold (Public Records) $110,000 Public Records
• 1995-08-25 Sold (Public Records) $69,000 Public Records
• 1981-01-01 Sold (Public Records) $90,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $4,716 · -10.1% YoY. Source: county tax records.