WorkspaceDiscoverCondo · Miami Beach · Miami-Dade County
6767 Collins Ave #304, Miami Beach
The Sterling: one 2-bedroom / 2-bath condo, 1,180 SF. MLS A11990278 records a completed sale on October 14, 2026 for $515,000. The retained $545,000 is its last asking price; the advertised seller assessment payoff has not been independently confirmed.
Recorded status: Sold / closed; research only. Checked: .
Dated listing record · recheck availability and legal unit count.
- Est. gross yield at asking
- 5.3% Estimate · rent potential ÷ asking price
- Asking price
- $545,000
Rent potential · Estimate: $2,414/moBroad HUD benchmark, not property-specific market rent or current collections.
- Estimated annual NOI
- -$3,947 Before debt and capital reserves
- Estimated cap rate
- -0.7% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- -$401 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $2,414 | HUD-based planning rent |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 1.88% | Matches planning allowance |
| Annual insurance | $1,800 | Matches planning allowance |
| Annual owner-paid utilities | $600 | Matches planning allowance |
| Monthly HOA or condo fees | $1,216 | Matches source observation |
| Other annual operating expenses | $600 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
One 2-bedroom / 2-bath condo at The Sterling; sold October 14, 2026.
- Reported units
- 1
- Reported listing area
- 1,180 sq ft
- Asking / reported sq ft
- $462
- HOA / month
- $1,216Special assessment disclosed; seller payoff is a promise, not confirmed payment.
- Historical property tax / year
- $9,173
- HOA + historical tax / month
- $1,980
$1,980/month goes to reported HOA and historical tax alone. Rental income would have to cover this plus the remaining ownership costs.
HOA + historical tax only. Excludes insurance, assessments, upkeep and financing; buyer taxes can change.
Broker info & key considerations To confirm
- Special assessments are disclosed; seller payoff is an advertised promise, not a completed payment.
- Listing says minimum lease 180 days and two leases per year; confirm new-owner eligibility and approval.
- Older syndicated summaries still show $595,000; current subject listing and price history show $545,000.
Source evidence and diligence
Financial figures observed Sep 25, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Displayed whole-property scheduled rent × 12 divided by source asking price, not your saved offer. HUD-based planning rent: FY2027 HUD FMR for Miami-Miami Beach-Kendall, FL HUD Metro FMR Area (METRO33100MM5000), effective October 1, 2026. Documented bedrooms per offered unit: 2. Published gross housing benchmark $2,564/month includes major utilities, excluding phone, cable/satellite TV and internet. Subtract $150/month ($150/unit) for assumed tenant-paid electricity; remaining owner-paid services use the separate displayed utility budget. This electricity amount is editable budgeting policy, not a verified allowance or conservative bound. Replace scheduled rent and utility inputs with leases, payer terms and local bills. The adjusted $2,414/month is a full-occupancy scenario, not a rental appraisal, lease offer, subsidy payment standard or eligibility decision. Full-occupancy potential before vacancy, operating costs, financing and income tax; not current collections, cap rate or cash return.
Sources
- Compass / A11990278 · sold 14 Oct for $515,000; checked 16 Oct; prior financial dates retainedSource observation · Oct 16, 2026
- Compass / A11990278 · checked 25 Sep; price event 14 SepSource observation · Sep 25, 2026
- 2 Oct availability review · Compass / MLS A11990278; pending 2 OctSource observation · Oct 2, 2026
Questions to resolve
- Obtain current estoppel, budget, reserves, insurance and assessment balances.
- Confirm new-owner rental eligibility and lease limits in writing.
- Inspect the unit and building reports; price immediate work and HO-6 insurance.
Similar properties
- 200 Biscayne Boulevard Way #3209, Miami: condo, asking $529,000
- 475 Brickell Ave #612, Miami: condo, asking $569,000
- 7135 Collins Ave #435, Miami Beach: condo, asking $581,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods