8040 Tatum Waterway Dr #11 · Miami Beach, FL 33141

$230,000

1 bd · 1.0 ba · 639 sqft · Condo public records · 180 Days on market

Built 1963 $737/mo HOA · 20% of rent

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST UNIT IN BUILDING! TOP SE CORNER UNIT IN WATERFRONT BUILDING JUST 3 BLOCKS TO BEACH! PERFECT FOR PRIMARY OR SECOND HOME, THIS UNIT IS READY TO MOVE-IN: FRESHLY PAINTED, NEW WOOD FLOORS THROUGHOUT, VAULTED 12 FT CEILING IN LIVING AREA, MODERN CHIC KITC HEN W/ NEW APPLIANCES & QUARTZ COUNTERTOP. 2 BALCONIES WITH VIEW OF PARK & ACCESS TO HUGE CVR'D PATIO. GREAT FOR SOMEONE WHO ENJOYS FRESH BREEZES & LUSHLY LANDSCAPED AREAS. EASY TO SHOW & WALK TO EVERYTHING IN NORTH BEACH.

Key facts

• Quartz countertops
• Waterfront building
• Modern kitchen

Tags

• WATERFRONT BUILDING
• DIRECT ACCESS TO BISCAYNE BAY
• MODERN KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• TWO PRIVATE BALCONIES

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association covers common areas, insurance, laundry, grounds maintenance, structure maintenance, sewer, trash, and water; Laundry available as an association amenity

Exterior

• Parking: On-street parking
• Security: Phone entry
• Utilities: Water service available; Sewer service available; Electric power available
• Home design: Attached property; 2-story building; Entry on second level; Southeast facing
• Construction: Block construction
• Exterior features: Courtyard; Deck; Storm/security shutters; Waterfront property with canal front, navigable water, and ocean access

Interior

• Kitchen: Gas range; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Unfurnished; Bedroom on main level; First-floor entry; Main living area on entry level; Tub with shower; Vaulted ceilings
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 flat; 644 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,674/mo this rent would consume 64% 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 $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 180 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $198k; 16% 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 20% 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.60% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 5.2

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-21,879
• Equity at exit: $34,294

10-year hold

• IRR: -6.3%
• Equity multiple: 0.67×
• Total profit: $-21,573
• Equity at exit: $19,886

Cash invested: $64,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,674 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$737
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $377

Break-even live

Break-even rent $3,197

Max offer price $230,000

Occupancy floor 85%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $737 · $8,844/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $230,000 Active 180 DOM
2. 2026-06-17
   days on market $230,000 Active 179 DOM
3. 2026-06-16
   days on market $230,000 Active 178 DOM
4. 2026-06-15
   days on market $230,000 Active 177 DOM
5. 2026-06-13
   days on market $230,000 Active 175 DOM
6. 2026-06-09
   days on market $230,000 Active 171 DOM
7. 2026-06-08
   days on market $230,000 Active 170 DOM
8. 2026-06-07
   days on market $230,000 Active 169 DOM
9. 2026-06-04
   days on market $230,000 Active 166 DOM
10. 2026-06-03
    days on market $230,000 Active 165 DOM
11. 2026-06-02
    days on market $230,000 Active 164 DOM
12. 2026-06-01
    days on market $230,000 Active 163 DOM
13. 2026-05-31
    days on market $230,000 Active 162 DOM
14. 2026-02-10
    price $230,000
15. 2025-12-20
    listed $235,000 Active
16. 2006-07-06
    soldstatus $198,000
17. 2006-07-05
    soldstatus $198,000 502-char remark

    Show marketing remark (502 chars)

    BEST UNIT IN BUILDING! TOP SE CORNER UNIT IN WATERFRONT BUILDING JUST 3 BLOCKS TO BEACH! PERFECT FOR PRIMARY OR SECOND HOME, THIS UNIT IS READY TO MOVE-IN: FRESHLY PAINTED, NEW WOOD FLOORS THROUGHOUT, VAULTED 12 FT CEILING IN LIVING AREA, MODERN CHIC KITC HEN W/ NEW APPLIANCES & QUARTZ COUNTERTOP. 2 BALCONIES WITH VIEW OF PARK & ACCESS TO HUGE CVR'D PATIO. GREAT FOR SOMEONE WHO ENJOYS FRESH BREEZES & LUSHLY LANDSCAPED AREAS. EASY TO SHOW & WALK TO EVERYTHING IN NORTH BEACH.

18. 2002-12-16
    soldstatus $78,500
19. 2000-02-02
    soldstatus $45,000
20. 1981-12-01
    soldstatus $38,000
21. 1981-10-01
    soldstatus $38,000

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$1,187/yr (+$99/mo · 164.3%)

ⓘ 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 · 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: $44,086
• − Mortgage interest: −$12,884
• − Property taxes: −$722
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − HOA: −$8,844
• − Depreciation: −$6,691
• Taxable income: $1,623
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $4,130/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): 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

+505.3% since first listed

8 events — show timeline

• 2026-02-10 Price Changed $230,000 MARMLS
• 2025-12-20 Listed $235,000 MARMLS
• 2006-07-06 Sold (Public Records) $198,000 Public Records
• 2006-07-05 Sold (MLS) $198,000 MARMLS
• 2002-12-16 Sold (Public Records) $78,500 Public Records
• 2000-02-02 Sold (Public Records) $45,000 Public Records
• 1981-12-01 Sold (Public Records) $38,000 Public Records
• 1981-10-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $722 · +4.9% YoY. Source: county tax records.