12890 NE 8th Ave #203 · North Miami, FL 33161

$155,000

1 bd · 1.0 ba · 714 sqft · Condo public records · 112 Days on market

Built 1971 $988/mo HOA · 29% of rent

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

Key facts

• Interior courtyard
• Gated building
• Community pool

Tags

• GATED BUILDING
• ELEVATOR ACCESS
• ON-SITE LAUNDRY
• COMMUNITY POOL
• RENOVATIONS
• INTERIOR COURTYARD

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($988); Association fee includes pool and sewer; Association amenities: pool, elevators

Exterior

• Parking: One on-street parking space
• Security: Gated/complex fenced; Secured elevator
• Utilities: Association-managed pool
• Home design: 3-story building; Entry located on level 2; Updated/remodeled; Property attached (unit in a multi-unit building)
• Construction: Block construction; Year built unknown
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.1% in North Miami — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,401/mo this rent would consume 70% of the median local household income ($58k/yr) (locally 3226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $155k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.19% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.52×
• Total profit: $-20,653
• Equity at exit: $23,111

10-year hold

• IRR: -24.2%
• Equity multiple: 0.18×
• Total profit: $-35,385
• Equity at exit: $13,402

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,401 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$988
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $212

Break-even live

Break-even rent $3,132

Max offer price $155,000

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $988 · $11,856/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-02-03
   listed $155,000 Active
2. 2017-08-18
   soldstatus $80,000 Sold 157-char remark

   Show marketing remark (157 chars)

   SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

3. 2017-08-03
   status Pending 157-char remark

   Show marketing remark (157 chars)

   SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

4. 2017-07-11
   price $88,500 157-char remark

   Show marketing remark (157 chars)

   SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

5. 2017-06-21
   price $81,500 157-char remark

   Show marketing remark (157 chars)

   SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

6. 2017-05-03
   listed $82,000 Active 157-char remark

   Show marketing remark (157 chars)

   SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

7. 2017-05-03
   historical

   Show marketing remark (157 chars)

   SPACIOUS 1BEDROOM, 1 BATHROOM CONDO IN A GATED BUILDING IN NORTH MIAMI NEAR I-95, SHOPPING CENTER, RESTAURANTS, BEACHES. UNIT IS RENTED. INVESTORS ONLY- CASH

8. 2017-03-02
   price $82,000
9. 2016-11-14
   listed $85,000 Active
10. 2010-10-27
    soldstatus $100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,810
• − Mortgage interest: −$8,682
• − Property taxes: −$2,190
• − Insurance: −$5,894
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − HOA: −$11,856
• − Depreciation: −$4,509
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,271/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — North Miami

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

Amenities A+ Commute A+ Cost of living A- Crime B- Employment D Housing A Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+82.4% since first listed

10 events — show timeline

• 2026-02-03 Listed $155,000 MARMLS
• 2017-08-18 Sold (MLS) $80,000 MARMLS
• 2017-08-03 Pending — MARMLS
• 2017-07-11 Price Changed $88,500 MARMLS
• 2017-06-21 Price Changed $81,500 MARMLS
• 2017-05-03 Listed $82,000 MARMLS
• 2017-05-03 Listing Removed — MARMLS
• 2017-03-02 Price Changed $82,000 MARMLS
• 2016-11-14 Listed $85,000 MARMLS
• 2010-10-27 Sold (Public Records) $100 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,190 · +2.2% YoY. Source: county tax records.