13499 Biscayne Blvd #404 · North Miami, FL 33181

$155,900

1 bd · 1.0 ba · 740 sqft · Condo public records · 50 Days on market

Built 1973 $765/mo HOA · 24% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

EXCELLENT OPPORTUNITY TO OWN A NICE ONE BEDROOM AND ONE AND A HALF BATHROOM SPACIOUS UNIT IN AN EXCELLENT LOCATION WITH OPEN BALCONY TO TROPICAL PARK GARDENS OF THE BUILDING, STAINLESS STEEL APPLIANCES, BBQ AREA, POOL, CLUB HOUSE. COME ENJOY BEING A RESIDENT IN THE HEART OF NORTH MIAMI BEACH, STEPS FROM STARBUCKS CAFFE AND FANTASTIC DINING, SHOPPING AND A FEW MILES FROM FAMOUS MIAMI BEACH, BICYCLE AND WALK ON THIS BEAUTIFUL, QUIET AREA NEAR TO AVENTURA MALL, BALHARBOUR, GREAT, GREAT LOCATION WITH NO RENTAL RESTRICTIONS!, OWNER MOTIVATED!!

Key facts

• Bbq area
• Pool
• Club house

Tags

• OPEN BALCONY
• STAINLESS STEEL APPLIANCES
• BBQ AREA
• POOL
• CLUB HOUSE
• HEART OF NORTH MIAMI BEACH

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, amenities, insurance, laundry, grounds maintenance, structure maintenance, pest control, pool(s), roof, sewer, trash, and water; Association amenities include laundry, barbecue, picnic area, pool, and elevators

Exterior

• Parking: 1 covered space; Garage with 1 space
• Security: Secured lobby
• Utilities: Central heat and air
• Home design: Attached property; Entry on level 4; 21-story building; Resale unit
• Construction: Block construction
• Exterior features: Balcony (open); Association pool; Has a view; Lobby secured

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $156k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $156k).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (-0.1%/yr); 340 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,250/mo this rent would consume 62% of the median local household income ($63k/yr) (locally 1914% 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 50 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $108k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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 $151,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.08% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 4.0

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: -9.3%
• Equity multiple: 0.68×
• Total profit: $-13,997
• Equity at exit: $23,245

10-year hold

• IRR: -10.2%
• Equity multiple: 0.54×
• Total profit: $-20,084
• Equity at exit: $13,479

Cash invested: $43,652 (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 33181

• Rents YoY: -0.1%
• Active inventory: 340
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$765
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $314

Break-even live

Break-even rent $2,852

Max offer price $155,900

Occupancy floor 85%

Sensitivity live

Price	-10% $403	-5% $358	+0% $314	+5% $270	+10% $226
Rent	-10% $58	-5% $186	+0% $314	+5% $443	+10% $571
Rate	-1.0pp $393	-0.5pp $354	base $314	+0.5pp $274	+1.0pp $233

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $765 · $9,180/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $155,900 Active 50 DOM
2. 2026-06-18
   days on market $155,900 Active 47 DOM
3. 2026-06-17
   days on market $155,900 Active 46 DOM
4. 2026-06-16
   days on market $155,900 Active 45 DOM
5. 2026-06-15
   days on market $155,900 Active 44 DOM
6. 2026-06-13
   days on market $155,900 Active 42 DOM
7. 2026-06-09
   days on market $155,900 Active 38 DOM
8. 2026-06-08
   pricedays on market $155,900 Active 37 DOM
9. 2026-06-07
   days on market $155,950 Active 36 DOM
10. 2026-06-04
    days on market $155,950 Active 33 DOM
11. 2026-06-03
    days on market $155,950 Active 32 DOM
12. 2026-06-02
    days on market $155,950 Active 31 DOM
13. 2026-06-01
    days on market $155,950 Active 30 DOM
14. 2026-05-31
    days on market $155,950 Active 29 DOM
15. 2026-05-18
    price $155,995
16. 2026-05-02
    listed $156,000 Active
17. 2026-01-07
    historical
18. 2025-12-15
    price $164,950
19. 2025-12-08
    price $164,990
20. 2025-10-18
    listed $165,000 Active
21. 2025-01-28
    historical $1,650
22. 2024-11-20
    listed $1,650
23. 2024-11-13
    historical $1,650
24. 2024-10-30
    listed $1,650
25. 2024-10-29
    historical
26. 2024-07-21
    status Active
27. 2024-07-21
    historical
28. 2024-07-20
    listed $180,000 Active
29. 2023-12-08
    historical $1,600
30. 2023-11-16
    listed $1,600
31. 2023-11-09
    historical
32. 2023-10-21
    price $158,000
33. 2023-10-05
    listed $166,000 Active
34. 2016-01-25
    soldstatus $108,000 Sold
35. 2016-01-11
    soldstatus $106,000
36. 2015-11-23
    status Pending
37. 2015-08-21
    price $108,000
38. 2015-01-29
    listed $110,000 Active
39. 2012-12-11
    soldstatus $50,000
40. 2011-02-03
    soldstatus $35,000
41. 2006-03-03
    soldstatus $135,000
42. 2004-05-24
    soldstatus $104,000
43. 2002-09-19
    soldstatus $67,500
44. 1999-10-12
    soldstatus $56,000
45. 1994-10-01
    soldstatus $42,000

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,146 · $179/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: $38,995
• − Mortgage interest: −$8,733
• − Property taxes: −$2,146
• − Insurance: −$5,898
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − HOA: −$9,180
• − Depreciation: −$4,535
• Taxable income: $2,264
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,228/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): 20,848
• Household income: $63,275
• Rent vs Own: 62.4% rent · 37.6% own
• Severe rent burden: 1914.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 44% Black 29% Two or more races 23% White 22% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 8% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 18% Lithuanian 3% Italian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 28% English-only · Spanish 44% French/Haitian/Cajun 18% Other Indo-European 4%

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: ▼ -334.57%
• Current HPI: 341.3285
• Rent YoY: ▼ -0.11%
• 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

+271.4% since first listed

31 events — show timeline

• 2026-05-18 Price Changed $155,995 MARMLS
• 2026-05-02 Listed $156,000 MARMLS
• 2026-01-07 Listing Removed — MARMLS
• 2025-12-15 Price Changed $164,950 MARMLS
• 2025-12-08 Price Changed $164,990 MARMLS
• 2025-10-18 Listed $165,000 MARMLS
• 2025-01-28 Rental Removed $1,650 MARMLS
• 2024-11-20 Listed for Rent $1,650 MARMLS
• 2024-11-13 Rental Removed $1,650 MARMLS
• 2024-10-30 Listed for Rent $1,650 MARMLS
• 2024-10-29 Listing Removed — MARMLS
• 2024-07-21 Relisted — MARMLS
• 2024-07-21 Listing Removed — MARMLS
• 2024-07-20 Listed $180,000 MARMLS
• 2023-12-08 Rental Removed $1,600 MARMLS
• 2023-11-16 Listed for Rent $1,600 MARMLS
• 2023-11-09 Listing Removed — MARMLS
• 2023-10-21 Price Changed $158,000 MARMLS
• 2023-10-05 Listed $166,000 MARMLS
• 2016-01-25 Sold (MLS) $108,000 MARMLS
• 2016-01-11 Sold (Public Records) $106,000 Public Records
• 2015-11-23 Pending — MARMLS
• 2015-08-21 Price Changed $108,000 MARMLS
• 2015-01-29 Listed $110,000 MARMLS
• 2012-12-11 Sold (Public Records) $50,000 Public Records
• 2011-02-03 Sold (MLS) $35,000 MARMLS
• 2006-03-03 Sold (Public Records) $135,000 Public Records
• 2004-05-24 Sold (Public Records) $104,000 Public Records
• 2002-09-19 Sold (Public Records) $67,500 Public Records
• 1999-10-12 Sold (Public Records) $56,000 Public Records
• 1994-10-01 Sold (Public Records) $42,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,146 · -14.7% YoY. Source: county tax records.