WorkspaceDiscoverCondo · Miami Beach · Miami-Dade County
100 Lincoln Rd #634, Miami Beach
One furnished 1-bedroom, 1-bath condo at oceanfront Decoplage. The broker identifies an estate sale and advertises ocean, pool and garden views from the sixth-floor balcony. Asking $599,000 with $1,102 monthly HOA.
Recorded status: Broker page reported active; oceanfront estate-sale research candidate. Checked: .
Dated listing record · recheck availability and legal unit count.
- Asking price
- $599,000
Monthly rent · Scenario: Not reported
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 | Not set | Needs your estimate |
| 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 | $1,102 | 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 individual 1-bedroom / 1-bath condo residence, 700 SF. No other units are included.
- Reported units
- 1
- Reported listing area
- 700 sq ft
- Reported year built
- 1965
- Asking / reported sq ft
- $856
- HOA / month
- $1,102
Why we’re tracking it
An explicitly advertised estate sale in an oceanfront building matches the waterfront research shortlist. At $599,000, the ask is above two reviewed same-building closings of $490,000 and $450,000 for different-size units. Establish a view- and condition-adjusted offer ceiling before treating this as a deal.
One individual 1-bedroom / 1-bath condo residence, 700 SF. No other units are included.
The broker markets a furnished estate-sale condo with a balcony facing the ocean, pool and garden. Beach access, first-year leasing and a 30-day minimum lease are advertised.
Confirm estate authority, rental rules, reserve funding, recertification and assessments with the relevant records.
Listed by Miami Dreams Realty Inc. · observed Nov 10, 2026Read the full agent description at Coldwell Banker ↗Broker info & key considerations To confirm
Oceanfront building · broker-stated estate sale · price negotiation research
Verify estate conditions and association costs, then obtain achieved rental history and matched closed sales.
- Estate-sale wording is a broker claim. Seller authority, court requirements and title have not been independently verified.
- Unit 702, an updated 820 SF one-bedroom with an oceanfront balcony, closed at $490,000 on April 29, 2026. Unit 1238, a 550 SF studio converted to a one-bedroom, closed at $450,000 on April 30. Size, floor, layout and view differ. These comparisons do not establish a discount at the $599,000 ask.
- The broker advertises 30-day minimum leases and first-year leasing. Confirm association rules, city eligibility and occupancy before projecting rentals. Historical rental asking prices are not achieved rent.
- Listing tax field reports $7,956 for 2025 while the same page tax history reports $8,288. Historical taxes remain unknown pending the exact county bill.
Source evidence and diligence
Financial figures observed Nov 10, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Needs supported whole-property rent or your rent assumption and a positive asking price. Unknown rent is not zero.
Sources
- Coldwell Banker · Miami Dreams Realty Inc. · MLS A12055305Source observation · Nov 10, 2026
- BreakThru Realty · Miami Dreams Realty Inc. · exact-unit alternateSource observation · Nov 10, 2026
- Redfin · Real Broker LLC · April 29 closed unit 702Source observation · Nov 10, 2026
- BreakThru Realty · Compass Florida LLC · April 30 closed unit 1238Source observation · Nov 10, 2026
Questions to resolve
- Confirm seller authority and any estate or court conditions before making an offer.
- Obtain the association budget, reserve study, recertification status, assessments and written rental rules. Broker reserve and recertification claims remain unverified.
- Review exact-unit rental history and condition, then compare closed sales by size, floor and view to set an offer ceiling.
Similar properties
- 4301 Collins Ave #403, Miami Beach: condo, asking $599,000
- 31 SE 5th St #3916, Miami: condo, asking $590,000
- 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