Ocean 36 North

Common name: Ocean 36 North. The condominium is named Ocean 36 North Condominium.

Building type: Small condominium on Collins Avenue

Oceanfront status: Not oceanfront; the building is on the west side of Collins Avenue, across from the oceanfront buildings

Source: The Roebling Research Desk.

It is a building of 23 homes on Collins Avenue in Mid-Beach, built in 1989. In a small association, one assessment is shared among few owners; ask for the budget, the reserve study and any assessment history.

Mid-Beach runs along Collins Avenue roughly from 23rd Street to 63rd Street, between South Beach and North Beach. The Collins Avenue frontage is lined with large oceanfront hotels and condominium towers, and the Atlantic beach is continuous behind them. The Miami Beach Beachwalk, a paved path along the dune line, runs through this stretch; it replaced the wooden boardwalk that ran from 23rd to 45th Street.

Faena District, at about 32nd to 36th Street, anchors the southern end of this stretch with the Faena hotel and residences, the Faena Forum and the Faena Theater. Collins Park and the Bass Museum of Art are south of that, and Bal Harbour Shops is to the north. The Fontainebleau sits to the north on Collins. At 36th Street, the building is close to the Faena district. The beach, the Boardwalk and the Faena District are a short walk.

Bal Harbour and Surfside are close by, and Miami International Airport is roughly 20 to 30 minutes by car, depending on the causeway and traffic.

The building dates to 1989. The building has 23 residences.

Get the association's size schedule and the floor plan before relying on any square footage.

Ask the association whether the building has a doorman, a pool, a gym or assigned parking.

Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask whether the building falls under the rules. Ask for:

• the milestone inspection report and any repair scope that followed it
• the SIRS and the reserve funding plan
• the current budget, financial statements and any special assessments, passed or proposed
• the master insurance policy and deductible, with windstorm and flood coverage terms
• any work planned on the facade, balconies, roof or garage

Pet, rental and minimum-lease rules are set by the association; confirm at offer stage.

One recorded sale, July 2023, at $800,000. It is one sale from 2023, not a building price or a current one. In a 23-unit building the next trade can differ widely with unit size, floor and condition.

Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.

Price it as non-oceanfront. Confirm the floor and the view before you price a unit.

Diligence the association. In a 23-unit building, a single assessment is shared among few owners. Get reserves, inspection status and insurance terms in writing.

Price the flood and wind exposure. Get insurance quotes for your unit coverage before going to contract.

Confirm the rental rules. Minimum-lease terms and approvals decide whether the unit can be used as an investment.

Have the documents ready. Budget, reserve study, inspection report, insurance and an estoppel letter shorten diligence.

Price from the closest unit. Use same-size, same-view trades in this building first, then Mid-Beach peers.

• Faena House — a Foster + Partners oceanfront condominium in the Faena District, a new-construction reference point nearby.