1 / 132811 Indian Creek Dr, Miami Beach FL 33140
Miami Beach, FL
List Price
$2,199,000
Type
Single Family
Bedrooms
6
Bathrooms
5
Price / SqFt
$861/sqft
Price reduction
12% below original list — was $2,499,000
Est. equity
-12%
Comp ARV
$2,280,000
Max offer
$1,538,050
From the listing
Triplex - Duplex - Single Family property located 1/2 block from beach with private waterfront property access for dock or water access only. Located near the booming fauna neighborhood . Lots of shopping , restaurants , bars and very secluded. Property has 2 private parking spaces and a yard. One of the only properties of this type. Located in front of a pedestrian bridge that allows you to walk and have easy access to the west part of Miami Beach.
Property Information
- Square Feet
- 2,553
- Units
- 1
- Days on Market
- 1222
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33140
- Coordinates
- 25.8050, -80.1263
Represented by Academia
Academia Real Estate Corp can represent you on this property. Use the inquiry form to have a licensed broker reach out with full details and next steps.
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Why this deal
- 12% off original list price
- Value-add opportunity
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
34/100
Thin
is scored →
~-12% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
12.0% off original list (full marks at 25%+).
1222 days on market (full marks at 120+ — more time = more leverage).
No explicit distress language in the public remarks.
A screen of the public MLS data we have — not an appraisal, valuation, or investment advice.
Deal scorecard
How four stakeholders read this deal
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
- Roof age ~94 yr — approaching or beyond Citizens' 25-yr eligibility threshold; may require replacement or Citizens' roof inspection
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
What a super-investor sees
Investor
Investor equity estimate based on ARV from closed MLS comps minus list price and estima…
- Negative estimated equity — buying above estimated ARV, verify comps
What a bank sees
Lender / financing
Lender financeability estimate based on list price, ARV, and condition signals. Not a f…
- thin equity — lender-unfriendly LTV (≈ 96% of ARV)
What an insurer sees
Insurance / 4-point
insurability v1. Miami-Dade is entirely within the HVHZ (High-Velocity Hurricane Zone) …
- Roof age ~94 yr — approaching or beyond Citizens' 25-yr eligibility threshold; may require replacement or Citizens' roof inspection
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
What a GC / AHJ sees
Permits / condition
Permit data from Miami-Dade public records; may lag; verify open permits with the AHJ. …
- No permit history on an older, larger home — verify for unpermitted work
4-point — last permit
- Roofnone
- Electricalnone
- Plumbingnone
- HVACnone
Estimates from public data — not an appraisal, insurance quote, or financing commitment. Insurability as of 2026-07-24. Verify with licensed professionals.
Deal calculator
Value-add deal calculator
2811 Indian Creek Dr, Miami Beach FL 33140, Miami Beach, FL
Comp-based ARV — 6 closed comp(s), high confidence.
Recommended max offer
$1,508,000
Room vs list (above list)
$691,000
Est. equity
-$280,950
-12% of ARV, at list
ROC at list
-11%
Est. all-in at list
$2,560,950
list + rehab + txn + carry
70% rule MAO
$1,508,000
Estimates only — not investment advice or an offer. ARV is drawn from recent closed comps; rehab from a rate-card range. Verify ARV, rehab, and all costs with a licensed professional before acting.
The comps behind the ARV
$2,280,000 after-repair value
5 recent closed sales nearby · high confidence · range $1,887,000–$3,059,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 2024 Alton, Miami Beach FL 331401.0 mi | $1,900,000 | $627 | 2026-03-27 |
| 4740 Alton Rd, Miami Beach FL 331401.4 mi | $3,600,000 | $1,198 | 2026-04-27 |
| 800 W 47th St, Miami Beach FL 331401.2 mi | $2,885,000 | $1,034 | 2025-11-10 |
| 1033 W 47th St, Miami Beach FL 331401.3 mi | $2,200,000 | $739 | 2025-10-20 |
| 5621 Alton Rd, Miami Beach FL 33140renovated2.1 mi | $2,300,000 | $752 | 2025-08-26 |
Comparable data, not an appraisal. ARV is the median closed $/sqft of these comps applied to this home's size. Verify condition, location, and adjustments independently.