None · Miami Beach, FL 33141

$1,549,000

6 bd · 4.0 ba · 3,498 sqft · MultiFamily public records · 103 Days on market

Built 1954

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great investment opportunity in the heart of Miami Beach just a few blocks from the ocean! Fully occupied 4-plex features Three spacious units with Two bedrooms, One bath and One oversized One bedroom, One bath unit that can easily be converted into a Two bedroom. Three of the four units have been completely remodeled with modern kitchens and bathrooms. On-site coin laundry generating about $350. Prime location!!! close to shopping centers, dining, beaches, and public transportation. Don’t miss the chance to own a rental property in one of Miami Beach! SEE BROKERS REMARKS FOR SHOWING INSTRUCTIONS.

Key facts

• Completely remodeled
• Modern kitchens
• On-site coin laundry

Tags

• FULLY OCCUPIED 4-PLEX
• COMPLETELY REMODELED
• MODERN KITCHENS
• ON-SITE COIN LAUNDRY
• PRIME LOCATION

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: Building contains multiple units with current rents: four 2-bed units at $2,100; three 1-bed units at $1,900; two 2-bed units at $1,750; one 2-bed unit at $2,000 (units shown as leased where noted); Some rents include water, sewer and trash collection
• HOA & community: No HOA information provided

Exterior

• Parking: On-street parking for units
• Security: No security features provided
• Utilities: Cable available; Public sewer; Water and sewer included in some rents; Trash collection included in some rents
• Home design: Multi-unit property; 4 stories; Resale
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; On-street parking

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Multiple units: one-bedroom and two-bedroom layouts across the building (see unit counts in Units section)
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom in each unit type
• Heating & cooling: Ceiling fans; Wall/window air conditioning units
• Interior features: Tile and vinyl flooring
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/2.5-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.55M).
• Recommended offer: $1.41M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $21,202/mo this rent would consume 370% 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 $11k of loan paydown is wiped out by about $46k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $434k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $970k; list at $1.55M implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,409,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 6.1

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $86,970
• Equity at exit: $230,961

10-year hold

• IRR: 12.3%
• Equity multiple: 1.86×
• Total profit: $372,632
• Equity at exit: $133,929

Cash invested: $433,720 (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: 24.4×

Monthly cashflow live

• Estimated rent: $21,202 medium
• Mortgage (P&I): −$8,123
• Tax from tax record: −$1,416 /mo · $16,992/yr
• Insurance: −$645
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,452
• Net cashflow: $6,138

Break-even live

Break-even rent $13,432

Max offer price $1,549,000

Occupancy floor 66%

Sensitivity live

Price	-10% $7,015	-5% $6,577	+0% $6,138	+5% $5,700	+10% $5,262
Rent	-10% $4,464	-5% $5,301	+0% $6,138	+5% $6,976	+10% $7,813
Rate	-1.0pp $6,919	-0.5pp $6,532	base $6,138	+0.5pp $5,737	+1.0pp $5,329

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	2.5	$21,200
Total (4 units)			$21,202

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: $387,250
• Closing costs: $46,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1055 Stillwater Dr Miami Beach, FL	6.0	5.5	4787	$29,000	$6.06	22d	1	0.26mi
1131 Stillwater Dr Unit SFH Miami Beach, FL	5.0	3.5	3980	$19,000	$4.77	25d	1	0.32mi
1151 Stillwater Dr Miami Beach, FL	5.0	3.0	3237	$18,000	$5.56	18d	1	0.33mi
7811 Carlyle Ave Miami Beach, FL	6.0	5.5	3405	$50,000	$14.68	25d	1	0.36mi
1249 Biscaya Dr Surfside, FL	5.0	4.5	4486	$26,900	$6.00	25d	1	0.41mi
1625 Daytonia Rd Miami Beach, FL	5.0	3.0	2690	$18,000	$6.69	25d	1	0.68mi
7972 Biscayne Point Cir Miami Beach, FL	5.0	5.0	3989	$60,000	$15.04	25d	1	1.00mi
9221 E Bay Harbor Dr Unit 511/512 Bay Harbor Islands, FL	7.0	7.5	4565	$27,500	$6.02	0d	1	1.03mi
9380 Bay Dr Surfside, FL	5.0	5.0	4737	$35,000	$7.39	25d	1	1.03mi

Listing history 41 events

1. 2026-06-21
   days on market $1,549,000 Active 103 DOM
2. 2026-06-18
   days on market $1,549,000 Active 100 DOM
3. 2026-06-17
   days on market $1,549,000 Active 99 DOM
4. 2026-06-16
   days on market $1,549,000 Active 98 DOM
5. 2026-06-15
   days on market $1,549,000 Active 97 DOM
6. 2026-06-13
   days on market $1,549,000 Active 95 DOM
7. 2026-06-09
   days on market $1,549,000 Active 91 DOM
8. 2026-06-08
   days on market $1,549,000 Active 90 DOM
9. 2026-06-07
   days on market $1,549,000 Active 89 DOM
10. 2026-06-04
    days on market $1,549,000 Active 86 DOM
11. 2026-06-03
    days on market $1,549,000 Active 85 DOM
12. 2026-06-02
    days on market $1,549,000 Active 84 DOM
13. 2026-06-01
    days on market $1,549,000 Active 83 DOM
14. 2026-05-31
    days on market $1,549,000 Active 82 DOM
15. 2026-04-20
    price $1,549,000
16. 2026-03-11
    price $1,390,000
17. 2026-02-23
    listed $1,395,000 Active
18. 2025-11-13
    historical
19. 2025-10-20
    price $1,500,000
20. 2025-10-13
    listed $1,490,000 Active
21. 2025-06-01
    historical
22. 2025-04-16
    listed $1,495,000 Active
23. 2024-04-17
    soldstatus $970,000
24. 2024-04-11
    soldstatus $970,000 Closed
25. 2024-03-27
    status Pending
26. 2024-02-20
    historical Active Under Contract
27. 2024-01-22
    price $1,175,000
28. 2023-11-29
    listed $1,300,000 Active
29. 2013-02-01
    soldstatus $366,667
30. 2012-12-28
    soldstatus $366,700
31. 2010-10-04
    soldstatus $240,000
32. 2010-09-24
    soldstatus $240,000
33. 2005-10-13
    soldstatus $672,200
34. 2004-06-23
    soldstatus $410,000
35. 2001-08-02
    soldstatus $233,900
36. 1999-12-23
    soldstatus $227,000
37. 1994-12-14
    soldstatus $150,000
38. 1991-06-26
    soldstatus $120,000
39. 1987-09-01
    soldstatus $117,400
40. 1986-12-01
    soldstatus $99,000
41. 1985-07-01
    soldstatus $72,000

ⓘ 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: $16,992 · $1,416/mo
• Projected year-2 tax: $16,992 · $1,416/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 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 29 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: $254,424
• − Mortgage interest: −$86,768
• − Property taxes: −$16,992
• − Insurance: −$12,864
• − Repairs & maintenance: −$20,354
• − Management: −$20,354
• − Depreciation: −$45,062
• Taxable income: $52,031
• Est. tax owed @ 24.0%: −$12,487
• After-tax cash flow: $61,175/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

+2051.4% since first listed

27 events — show timeline

• 2026-04-20 Price Changed $1,549,000 MARMLS
• 2026-03-11 Price Changed $1,390,000 MARMLS
• 2026-02-23 Listed $1,395,000 MARMLS
• 2025-11-13 Listing Removed — MARMLS
• 2025-10-20 Price Changed $1,500,000 MARMLS
• 2025-10-13 Listed $1,490,000 MARMLS
• 2025-06-01 Listing Removed — MARMLS
• 2025-04-16 Listed $1,495,000 MARMLS
• 2024-04-17 Sold (Public Records) $970,000 Public Records
• 2024-04-11 Sold (MLS) $970,000 MARMLS
• 2024-03-27 Pending — MARMLS
• 2024-02-20 Contingent — MARMLS
• 2024-01-22 Price Changed $1,175,000 MARMLS
• 2023-11-29 Listed $1,300,000 MARMLS
• 2013-02-01 Sold (MLS) $366,667 MARMLS
• 2012-12-28 Sold (Public Records) $366,700 Public Records
• 2010-10-04 Sold (MLS) $240,000 MARMLS
• 2010-09-24 Sold (Public Records) $240,000 Public Records
• 2005-10-13 Sold (Public Records) $672,200 Public Records
• 2004-06-23 Sold (Public Records) $410,000 Public Records
• 2001-08-02 Sold (Public Records) $233,900 Public Records
• 1999-12-23 Sold (Public Records) $227,000 Public Records
• 1994-12-14 Sold (Public Records) $150,000 Public Records
• 1991-06-26 Sold (Public Records) $120,000 Public Records
• 1987-09-01 Sold (Public Records) $117,400 Public Records
• 1986-12-01 Sold (Public Records) $99,000 Public Records
• 1985-07-01 Sold (Public Records) $72,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $16,992 · +13.3% YoY. Source: county tax records.