None · North Miami Beach, FL 33160

$195,000

2 bd · 2.0 ba · 1,012 sqft · Condo public records · 142 Days on market

Built 1971 $649/mo HOA · 19% 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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

I Am Excited About This Property! . .. .. .. .. Now Let Me Tell Yo u Why! . .. .. .. .. .. .. 2/2, Interior = 1,012sf, Floor = Tile & Carpet, South View . .. .. BE SURE TO SEE ATTACHED UNBRANDED VIDEO!

Key facts

• $649 HOA
• Parking
• Built 1971

Tags

• CLOSE TO AVENTURA MALL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $649

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Electric HVAC
• Home design: 6-story building; Entry on level 6
• Construction: Block construction; Year built: Unknown

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Tile flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• 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 flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,395/mo this rent would consume 61% 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 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. 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. 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: 1.74% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 4.8

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: 2.9%
• Equity multiple: 1.14×
• Total profit: $7,526
• Equity at exit: $61,814

10-year hold

• IRR: 5.6%
• Equity multiple: 1.59×
• Total profit: $32,286
• Equity at exit: $78,584

Cash invested: $54,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,395 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$275 /mo · $3,300/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$649
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $228

Break-even live

Break-even rent $3,107

Max offer price $195,000

Occupancy floor 88%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $195,000 Active 142 DOM
2. 2026-06-17
   days on market $195,000 Active 141 DOM
3. 2026-06-16
   days on market $195,000 Active 140 DOM
4. 2026-06-15
   days on market $195,000 Active 139 DOM
5. 2026-06-13
   days on market $195,000 Active 137 DOM
6. 2026-06-09
   days on market $195,000 Active 133 DOM
7. 2026-06-08
   days on market $195,000 Active 132 DOM
8. 2026-06-07
   days on market $195,000 Active 131 DOM
9. 2026-06-04
   days on market $195,000 Active 128 DOM
10. 2026-06-03
    days on market $195,000 Active 127 DOM
11. 2026-06-02
    days on market $195,000 Active 126 DOM
12. 2026-06-01
    days on market $195,000 Active 125 DOM
13. 2026-05-31
    days on market $195,000 Active 124 DOM
14. 2026-05-23
    price $195,000
15. 2026-01-27
    listed $215,000 Active
16. 2024-01-15
    historical $1,900
17. 2023-12-05
    price $1,900
18. 2023-11-22
    listed $2,000
19. 2020-06-30
    soldstatus $135,000
20. 2017-02-13
    soldstatus $110,000 Sold 207-char remark

    Show marketing remark (207 chars)

    I Am Excited About This Property! . .. .. .. .. Now Let Me Tell Yo u Why! . .. .. .. .. .. .. 2/2, Interior = 1,012sf, Floor = Tile & Carpet, South View . .. .. BE SURE TO SEE ATTACHED UNBRANDED VIDEO!

21. 2017-02-10
    soldstatus $110,000
22. 2017-01-30
    status Pending 207-char remark

    Show marketing remark (207 chars)

    I Am Excited About This Property! . .. .. .. .. Now Let Me Tell Yo u Why! . .. .. .. .. .. .. 2/2, Interior = 1,012sf, Floor = Tile & Carpet, South View . .. .. BE SURE TO SEE ATTACHED UNBRANDED VIDEO!

23. 2017-01-13
    price $115,000 207-char remark

    Show marketing remark (207 chars)

    I Am Excited About This Property! . .. .. .. .. Now Let Me Tell Yo u Why! . .. .. .. .. .. .. 2/2, Interior = 1,012sf, Floor = Tile & Carpet, South View . .. .. BE SURE TO SEE ATTACHED UNBRANDED VIDEO!

24. 2016-12-28
    listed $130,000 Active 207-char remark

    Show marketing remark (207 chars)

    I Am Excited About This Property! . .. .. .. .. Now Let Me Tell Yo u Why! . .. .. .. .. .. .. 2/2, Interior = 1,012sf, Floor = Tile & Carpet, South View . .. .. BE SURE TO SEE ATTACHED UNBRANDED VIDEO!

25. 1994-10-31
    soldstatus $30,000
26. 1972-11-01
    soldstatus $27,500

ⓘ 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: $3,300 · $275/mo
• Projected year-2 tax: $3,300 · $275/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 7/10 Severe FEMA zone AE · 82% 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: $40,743
• − Mortgage interest: −$10,923
• − Property taxes: −$3,300
• − Insurance: −$6,094
• − Repairs & maintenance: −$3,259
• − Management: −$3,259
• − HOA: −$7,788
• − Depreciation: −$5,673
• Taxable income: $447
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,627/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
• 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

+609.1% since first listed

13 events — show timeline

• 2026-05-23 Price Changed $195,000 MARMLS
• 2026-01-27 Listed $215,000 MARMLS
• 2024-01-15 Rental Removed $1,900 MARMLS
• 2023-12-05 Price Changed $1,900 MARMLS
• 2023-11-22 Listed for Rent $2,000 MARMLS
• 2020-06-30 Sold (Public Records) $135,000 Public Records
• 2017-02-13 Sold (MLS) $110,000 MARMLS
• 2017-02-10 Sold (Public Records) $110,000 Public Records
• 2017-01-30 Pending — MARMLS
• 2017-01-13 Price Changed $115,000 MARMLS
• 2016-12-28 Listed $130,000 MARMLS
• 1994-10-31 Sold (Public Records) $30,000 Public Records
• 1972-11-01 Sold (Public Records) $27,500 Public Records

Property tax history

+16.0%/yr

Latest (2025): $3,300 · +4.8% YoY. Source: county tax records.