1674 NE 169th St · North Miami Beach, FL 33162

$550,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 29 Days on market

Built 1956 6,250 sqft lot Est $428k · 29% over

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Why this score? — see what drove the F 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 +14.6/30.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investors Welcome to this charming North Miami Beach property! Step inside to a bright and comfortable space. The home offers 5 Bedrooms /3 bathrooms. Also you'll find a spacious backyard with a tropical tree of Peach and Achacha- Achachairu. Outside is perfect for weekend barbecues & gardening. Conveniently located near great schools, shopping, dining, and major highways, this home offers the perfect balance of comfort and convenience in a great neighborhood & NO association.

Key facts

• Tropical tree
• Spacious backyard
• Shopping

Tags

• SPACIOUS BACKYARD
• TROPICAL TREE
• GREAT SCHOOLS
• SHOPPING
• DINING
• MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: No land lease; Pets allowed with no restrictions; Number of units: 1

Exterior

• Parking: Six open parking spaces on asphalt (total parking for 6)
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry at level 1; North-facing
• Construction: Concrete/CBS construction; Tile roof; Block foundation; Built as a resale property
• Exterior features: Open patio; Patio; Storage structure; Wood and other fencing; Fruit trees on the lot; City street frontage; Asphalt road surface (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: One main-level bedroom
• Flooring: Tile
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Central heating (electric); Exhaust fan; Ceiling fans for cooling; Has heating and cooling
• Interior features: Kitchen island; Blinds
• Laundry & utility: Main-level laundry room; Laundry room noted as 'Other / See Remarks'; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $427k (22.4% below list).
• Recommended offer: $427k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in North Miami Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#71 in FL, #1,177 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime F.
• 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.
• Zoned schools: Fulford Elementary School (math 40% / reading 35%, grade F, #1,596 of 2,144 statewide, top 75%, 461 students, 64% FRL); John F. Kennedy Middle School (math 47% / reading 55%, grade C, #237 of 571 statewide, top 43%, 1,074 students, 67% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 287 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,269/mo this rent would consume 84% of the median local household income ($61k/yr) (locally 2509% 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 $4k of loan paydown is wiped out by about $16k 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 29 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $550k implies a 653% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $426,862 (22.4% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $427,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 NE 170th St	0.18mi	2/2.0 (-1)	1,056 (-4%)	15mo	$489,000	$463	64
1415 NE 175th St	0.52mi	3/1.0	1,081 (-2%)	13mo	$490,000	$453	62
1487 NE 179th St	0.71mi	3/1.0	1,184 (+8%)	2mo	$460,000	$389	52
1487 NE 176th St	0.53mi	2/1.0 (-1)	1,136 (+3%)	19mo	$433,000	$381	49
1571 NE 179th St	0.68mi	2/1.0 (-1)	1,169 (+6%)	11mo	$325,000	$278	44
2174 NE 174th St	0.71mi	3/2.0	1,056 (-4%)	22mo	$630,000	$597	38
1985 NE 177th St	0.67mi	3/2.0	1,244 (+13%)	6mo	$462,500	$372	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-93,423
• Equity at exit: $82,007

10-year hold

• IRR: -15.7%
• Equity multiple: 0.22×
• Total profit: $-119,904
• Equity at exit: $47,554

Cash invested: $154,000 (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 33162

• Rents YoY: -1.6%
• Active inventory: 287
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,269 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $133

Break-even live

Break-even rent $4,100

Max offer price $550,000

Occupancy floor 92%

Sensitivity live

Price	-10% $445	-5% $289	+0% $133	+5% $-22	+10% $-178
Rent	-10% $-204	-5% $-35	+0% $133	+5% $302	+10% $471
Rate	-1.0pp $410	-0.5pp $273	base $133	+0.5pp $-9	+1.0pp $-154

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-04-16
   listed $550,000 Active
3. 1998-03-03
   soldstatus $73,000
4. 1992-10-26
   soldstatus $67,500
5. 1984-08-01
   soldstatus $50,000
6. 1980-09-01
   soldstatus $49,000

ⓘ 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: $1,506 · $125/mo
• Projected year-2 tax: $4,565 · $380/mo
• Expected delta: +$3,059/yr (+$255/mo · 203.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $51,223
• − Mortgage interest: −$30,809
• − Property taxes: −$1,506
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,098
• − Management: −$4,098
• − Depreciation: −$16,000
• Taxable loss: −$8,036
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $3,529/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 Beach

• Score: 82/100
• State rank: #71
• US rank: #1177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,324
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 46,606
• Household income: $60,692
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 2509.0

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 0.62)
• Race & ethnicity: Black 53% Hispanic / Latino 30% Two or more races 15% White 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 31% Romanian 1% Scotch-Irish 1%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · French/Haitian/Cajun 35% 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: ▼ -445.57%
• Current HPI: 596.6178
• Rent YoY: ▼ -1.59%
• 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

+1022.4% since first listed

6 events — show timeline

• 2026-05-15 Pending — Beaches MLS
• 2026-04-16 Listed $550,000 Beaches MLS
• 1998-03-03 Sold (Public Records) $73,000 Public Records
• 1992-10-26 Sold (Public Records) $67,500 Public Records
• 1984-08-01 Sold (Public Records) $50,000 Public Records
• 1980-09-01 Sold (Public Records) $49,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,506 · +49.9% YoY. Source: county tax records.