3750 NE 169th St #102 · North Miami Beach, FL 33160

$194,990

1 bd · 1.0 ba · 812 sqft · Condo public records · 197 Days on market

Built 1972 $565/mo HOA · 16% 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
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL & SPACIOUS 1/1/1 WITH GREAT DIRECT WATER VIEW! LOW MAINTENANCE $240. ASSIGNED PARKING SPACE, GYM AND HEATED POOL. GATED COMMUNITY 55+ THIS ONE WILL NOT LAST, COME AND GET IT.

Key facts

• Meeting room
• Gated eastern shores
• Pool

Tags

• WINDOWS FACING THE WATER
• OPEN KITCHEN
• GATED EASTERN SHORES
• POOL
• GYM
• MEETING ROOM

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities; Community laundry included

Exterior

• Parking: 1 covered garage space; Guest parking
• Utilities: Cable available
• Home design: Attached property; Faces north; Entry on level 1; 4-story building; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: First-floor entry; Living/dining room; Tub-shower; Bedroom on main level; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.2% in North Miami Beach — 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 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.
• Market conditions: Rents flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,589/mo this rent would consume 64% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $85k; list at $195k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $171,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.84% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.38×
• Total profit: $20,632
• Equity at exit: $61,811

10-year hold

• IRR: 10.3%
• Equity multiple: 2.09×
• Total profit: $59,440
• Equity at exit: $78,580

Cash invested: $54,597 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,589 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$565
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $440

Break-even live

Break-even rent $3,031

Max offer price $194,990

Occupancy floor 83%

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: $48,748
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Likely covers: waterpoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $194,990 Active 197 DOM
2. 2026-06-17
   days on market $194,990 Active 196 DOM
3. 2026-06-16
   days on market $194,990 Active 195 DOM
4. 2026-06-15
   days on market $194,990 Active 194 DOM
5. 2026-06-13
   days on market $194,990 Active 192 DOM
6. 2026-06-09
   days on market $194,990 Active 188 DOM
7. 2026-06-08
   days on market $194,990 Active 187 DOM
8. 2026-06-07
   days on market $194,990 Active 186 DOM
9. 2026-06-04
   days on market $194,990 Active 183 DOM
10. 2026-06-03
    days on market $194,990 Active 182 DOM
11. 2026-06-02
    days on market $194,990 Active 181 DOM
12. 2026-06-01
    days on market $194,990 Active 180 DOM
13. 2026-05-31
    days on market $194,990 Active 179 DOM
14. 2026-02-17
    historical $1,650
15. 2026-01-31
    price $1,650
16. 2025-12-12
    price $194,990
17. 2025-12-02
    price $1,700
18. 2025-12-01
    listed $198,000 Active
19. 2025-10-14
    listed $1,800
20. 2013-06-04
    soldstatus $85,000 Sold 191-char remark

    Show marketing remark (191 chars)

    BEAUTIFUL & SPACIOUS 1/1/1 WITH GREAT DIRECT WATER VIEW! LOW MAINTENANCE $240. ASSIGNED PARKING SPACE, GYM AND HEATED POOL. GATED COMMUNITY 55+ THIS ONE WILL NOT LAST, COME AND GET IT.

21. 2013-04-25
    soldstatus $85,000
22. 2011-06-23
    soldstatus $70,000
23. 1995-09-18
    soldstatus $40,000
24. 1986-12-01
    soldstatus $38,500

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $3,591 · $299/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 9/10 Extreme FEMA zone AE · 99% 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: $43,063
• − Mortgage interest: −$10,922
• − Property taxes: −$3,591
• − Insurance: −$6,093
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − HOA: −$6,780
• − Depreciation: −$5,672
• Taxable income: $3,113
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,537/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)

No district data.

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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

-95.7% since first listed

11 events — show timeline

• 2026-02-17 Rental Removed $1,650 MARMLS
• 2026-01-31 Price Changed $1,650 MARMLS
• 2025-12-12 Price Changed $194,990 MARMLS
• 2025-12-02 Price Changed $1,700 MARMLS
• 2025-12-01 Listed $198,000 MARMLS
• 2025-10-14 Listed for Rent $1,800 MARMLS
• 2013-06-04 Sold (MLS) $85,000 MARMLS
• 2013-04-25 Sold (Public Records) $85,000 Public Records
• 2011-06-23 Sold (Public Records) $70,000 Public Records
• 1995-09-18 Sold (Public Records) $40,000 Public Records
• 1986-12-01 Sold (Public Records) $38,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,591 · +9.1% YoY. Source: county tax records.