3801 Collins Ave Unit 1503
Miami Beach, FL 33140 · condos · For Sale · 55 days on market
Asking price$6,250,000
3 beds 4 baths 2,749 sqft
Suggested offer$2,407,602$3,842,398 above the est. market value of $2,407,602.
View on Realtor.com →Listed by Salesperson Non Member · Non-Mls Member
Typecondos
Built2006
Price / sqft$2274
Est. value (own analysis)$2,407,602
Rent estimate (own analysis)$8,850/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-09
Removed date—
MLSMiamiMLS #A12045778
Coordinates25.81134, -80.12263
Address3801 Collins Ave Unit 1503
CityMiami Beach
StateFL
Zip33140
Listing ID6854263212
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $6,250,000 |
| Down payment (20.0%) | $1,250,000 |
| Loan amount | $5,000,000 |
| Closing costs (5.0%) | $312,500 |
| Total cash to close | $1,562,500 |
| Income | |
| Rent (comp-derived) | $8,850$106,200 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,142$97,704 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $9,896$118,750 |
| Insurance (est. scaled by flood & wind risk) | $9,167$110,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $443$5,310 |
| Total operating expenses | $19,505$234,060 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $443$5,310 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 3 | 3 | 2,060 | $9,500 | 2024-03-19 | — | |
| condos | 3 | 2 | 1,909 | $4,500 | 2026-07-20 | — | |
| condos | 3 | 2 | 1,830 | $6,750 | 2026-06-12 | — | |
| condos | 3 | 3 | 2,120 | $9,200 | 2025-05-12 | — | |
| condos | 3 | 3 | 2,049 | $8,500 | 2026-06-11 | — | |
| condos | 3 | 4 | 2,600 | $20,000 | 2026-05-01 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 5640 Collins Ave Apt 6D | condos | 3 | 2 | 2,010 | $1,060,000 | 2026-07-30 |
| 6039 Collins Ave Apt 1126 | condos | 3 | 2 | 1,605 | $1,000,000 | 2026-07-23 |
| 5970 Indian Creek Dr Unit 502 | condos | 3 | 3 | 1,420 | $740,000 | 2026-07-13 |
| 3801 Collins Ave Unit 1105 | condos | 3 | 3 | 1,525 | $2,200,000 | 2026-07-10 |
| 3737 Collins Ave Unit S801 | condos | 3 | 3 | 1,837 | $3,650,000 | 2026-06-30 |
| 5025 Collins Ave Apt 2409 | condos | 3 | 3 | 2,505 | $3,300,000 | 2026-06-30 |
| 3801 Collins Ave Unit 806 | condos | 3 | 3 | 1,820 | $3,459,000 | 2026-06-12 |
| 5757 Collins Ave Apt 1605 | condos | 3 | 3 | 1,980 | $1,900,000 | 2026-06-05 |
| 5500 Collins Ave Apt 802 | condos | 3 | 4 | 2,827 | $1,850,000 | 2026-06-05 |
| 5660 Collins Ave Apt 11B | condos | 3 | 3 | 2,210 | $979,500 | 2026-05-29 |
| 2901 Collins Ave Unit 1001 | condos | 3 | 4 | 2,756 | $6,250,000 | 2026-05-26 |
| 4775 Collins Ave Apt 1601 | condos | 3 | 4 | 2,010 | $2,935,000 | 2026-05-21 |
| 5553896855 | condos | 3 | 2 | 1,605 | $745,000 | 2026-05-15 |
| 2655 Collins Ave Apt 1502 | condos | 3 | 2 | 1,645 | $715,000 | 2026-05-15 |
| 5825 Collins Ave Apt 7F | condos | 3 | 3 | 2,209 | $1,100,000 | 2026-05-13 |
| 3651 Collins Ave Unit 800 | condos | 3 | 4 | 3,783 | $7,650,000 | 2026-05-11 |
| 4015 N Meridian Ave Apt 4 | condos | 3 | 2 | 1,363 | $725,000 | 2026-05-04 |
| 5900 Collins Ave Apt 1906 | condos | 3 | 2 | 1,430 | $962,496 | 2026-05-01 |
| 5025 Collins Ave Apt 705 | condos | 3 | 3 | 2,060 | $2,400,000 | 2026-04-22 |
| 5555 Collins Ave Ph C | condos | 3 | 3 | 1,580 | $1,895,000 | 2026-04-20 |
| 5500 Collins Ave Apt 1104 | condos | 3 | 5 | 2,868 | $2,025,000 | 2026-04-13 |
| 3737 Collins Ave Unit S1501 | condos | 3 | 3 | 1,837 | $3,637,500 | 2026-03-25 |
| 5660 Collins Ave Apt 11E | condos | 3 | 4 | 2,950 | $1,020,000 | 2026-03-19 |
| 5970 Indian Creek Dr Unit 203 | condos | 3 | 3 | 1,460 | $900,000 | 2026-03-18 |
| 5970 Indian Creek Dr Unit 504 | condos | 3 | 3 | 1,650 | $925,000 | 2026-03-03 |
| 4701 N Meridian Ave Unit 510 | condos | 3 | 4 | 3,232 | $3,900,000 | 2026-02-23 |
| 4701 N Meridian Ave Unit 126 | condos | 3 | 3 | 3,084 | $5,415,000 | 2026-02-02 |
| 5959 Collins Ave Apt 1007 | condos | 3 | 4 | 2,959 | $4,450,000 | 2026-01-30 |
| 5660 Collins Ave Apt 7E | condos | 3 | 4 | 2,950 | $1,100,000 | 2026-01-07 |
| 5875 Collins Ave Apt 1908 | condos | 3 | 4 | 1,742 | $2,400,000 | 2026-01-05 |
| 2625 Collins Ave Apt 907 | condos | 3 | 4 | 2,380 | $1,885,000 | 2025-12-31 |
| 5959 Collins Ave Apt 804 | condos | 3 | 5 | 3,982 | $4,295,000 | 2025-12-01 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 5900 Collins Ave Apt 408 | condos | 3 | 2 | 1,390 | $818,000 | — |
| 3325 Pine Tree Dr | single_family | 3 | 4 | 3,350 | $5,950,000 | — |
| 5005 Collins Ave Apt 1210 | condos | 3 | 2 | 1,385 | $675,000 | — |
| 5660 Collins Ave Apt 4B | condos | 3 | 3 | 2,210 | $985,000 | — |
| condos | 3 | 3 | 1,880 | $714,400 | — | |
| 5500 Collins Ave Apt 304 | condos | 3 | 4 | 2,868 | $1,050,000 | — |
| 5025 Collins Ave Apt 903 | condos | 3 | 3 | 1,660 | $1,499,000 | — |
| 736 W 51st St | single_family | 3 | 3 | 2,017 | $2,200,000 | — |
10-year hold projection
IRR-12.4%
Equity multiple-1.14x
Total return (10yr)-$2,523,651
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,437,500 | -$136,356 | -$527,242 | $4,945,789 | $1,491,711 |
| 2 | $6,630,625 | -$139,276 | -$530,295 | $4,887,855 | $1,742,770 |
| 3 | $6,829,544 | -$142,255 | -$533,410 | $4,825,943 | $2,003,601 |
| 4 | $7,034,430 | -$145,293 | -$536,588 | $4,759,779 | $2,274,651 |
| 5 | $7,245,463 | -$148,392 | -$539,829 | $4,689,071 | $2,556,392 |
| 6 | $7,462,827 | -$151,552 | -$543,136 | $4,613,508 | $2,849,318 |
| 7 | $7,686,712 | -$154,774 | -$546,508 | $4,532,757 | $3,153,955 |
| 8 | $7,917,313 | -$158,060 | -$549,948 | $4,446,459 | $3,470,854 |
| 9 | $8,154,832 | -$161,411 | -$553,457 | $4,354,236 | $3,800,596 |
| 10 | $8,399,477 | -$164,827 | -$557,035 | $4,255,679 | $4,143,798 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.