3642 NE 171st St #208 · North Miami Beach, FL 33160

$247,000

2 bd · 1.0 ba · 785 sqft · Condo public records · 107 Days on market

Built 1974 $740/mo HOA · 21% of rent

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Why this score? — see what drove the C+ 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 +20.9/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

Great location, Spacious unit with a serene canal view. Small boutique building with plenty of docks to rent. East of US1, in the sought after Eastern Shores. 1 assigned parking spot. Plenty of guest parking. A/C handler is less than a year old and condenser is 4 years old. Allow 24 HS to show.

Key facts

• Boutique building
• Guest parking
• Plenty of docks

Tags

• CANAL VIEW
• BOUTIQUE BUILDING
• PLENTY OF DOCKS
• GUEST PARKING
• ASSIGNED PARKING SPOT

Property features AI

Finance

• Financial info: Pets are not allowed
• HOA & community: Monthly association fee of $740; Association covers maintenance of structure, water, and sewer; Community boat dock

Exterior

• Parking: One designated parking space
• Security: Key card entry
• Utilities: Water service included in association; Sewer service included in association; Electric service available
• Home design: Condominium/attached property; 2 stories; Second-floor entry; Canal-front waterfront with a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Ceramic tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $247k.

Deal economics

• At list price, monthly cash flow is $-81 ($-971/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (5.8% below list).
• Meets the 1% rule at list price ($4k rent vs $247k).
• Recommended offer: $225k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $3,588/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 $3k of equity ($2k 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.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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 $158k; list at $247k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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 $224,770 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.45% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 5.7

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: -3.8%
• Equity multiple: 0.82×
• Total profit: $-12,688
• Equity at exit: $78,297

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-3,594
• Equity at exit: $99,540

Cash invested: $69,160 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,588 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$351 /mo · $4,212/yr
• Insurance: −$103
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$740
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-81

Break-even live

Break-even rent $3,691

Max offer price $232,707

Occupancy floor 97%

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $247,000 Active 107 DOM
2. 2026-06-17
   days on market $247,000 Active 106 DOM
3. 2026-06-16
   days on market $247,000 Active 105 DOM
4. 2026-06-15
   days on market $247,000 Active 104 DOM
5. 2026-06-13
   days on market $247,000 Active 102 DOM
6. 2026-06-09
   days on market $247,000 Active 98 DOM
7. 2026-06-08
   days on market $247,000 Active 97 DOM
8. 2026-06-07
   days on market $247,000 Active 96 DOM
9. 2026-06-04
   days on market $247,000 Active 93 DOM
10. 2026-06-03
    days on market $247,000 Active 92 DOM
11. 2026-06-02
    days on market $247,000 Active 91 DOM
12. 2026-06-01
    days on market $247,000 Active 90 DOM
13. 2026-05-31
    days on market $247,000 Active 89 DOM
14. 2026-03-16
    price $247,000
15. 2026-03-03
    listed $248,000 Active
16. 2025-12-22
    historical
17. 2025-10-15
    status Active
18. 2025-07-16
    price $246,000
19. 2025-06-15
    listed $260,000 Active
20. 2025-06-07
    historical
21. 2025-04-11
    listed $269,000 Active
22. 2025-04-07
    historical
23. 2025-03-25
    price $275,000
24. 2025-02-27
    price $280,000
25. 2025-02-17
    price $290,000
26. 2025-01-20
    status Active
27. 2025-01-20
    price $295,000
28. 2025-01-16
    price $299,000
29. 2025-01-15
    listed $295,000 Active
30. 2022-02-04
    historical
31. 2021-07-23
    price $237,000
32. 2021-07-15
    price $240,000
33. 2021-05-27
    listed $250,000 Active
34. 2019-10-24
    historical
35. 2019-09-18
    price $168,000
36. 2019-06-28
    listed $170,000 Active
37. 2019-04-30
    historical
38. 2018-09-05
    price $169,000
39. 2018-08-24
    price $179,500
40. 2018-07-18
    price $180,000
41. 2018-07-18
    price $169,000
42. 2018-05-11
    price $170,000
43. 2018-01-16
    listed $175,000 Active
44. 2016-05-06
    soldstatus $158,500
45. 2013-04-03
    soldstatus $80,000
46. 2013-03-29
    soldstatus $80,000
47. 1999-02-02
    soldstatus $56,200
48. 1979-01-01
    soldstatus $26,900

ⓘ 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: $4,212 · $351/mo
• Projected year-2 tax: $4,212 · $351/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: $43,062
• − Mortgage interest: −$13,836
• − Property taxes: −$4,212
• − Insurance: −$6,354
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − HOA: −$8,880
• − Depreciation: −$7,185
• Taxable loss: −$4,296
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $60/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): 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

+818.2% since first listed

35 events — show timeline

• 2026-03-16 Price Changed $247,000 MARMLS
• 2026-03-03 Listed $248,000 MARMLS
• 2025-12-22 Listing Removed — MARMLS
• 2025-10-15 Relisted — MARMLS
• 2025-07-16 Price Changed $246,000 MARMLS
• 2025-06-15 Listed $260,000 MARMLS
• 2025-06-07 Listing Removed — MARMLS
• 2025-04-11 Listed $269,000 MARMLS
• 2025-04-07 Listing Removed — MARMLS
• 2025-03-25 Price Changed $275,000 MARMLS
• 2025-02-27 Price Changed $280,000 MARMLS
• 2025-02-17 Price Changed $290,000 MARMLS
• 2025-01-20 Relisted — MARMLS
• 2025-01-20 Price Changed $295,000 MARMLS
• 2025-01-16 Price Changed $299,000 MARMLS
• 2025-01-15 Listed $295,000 MARMLS
• 2022-02-04 Listing Removed — MARMLS
• 2021-07-23 Price Changed $237,000 MARMLS
• 2021-07-15 Price Changed $240,000 MARMLS
• 2021-05-27 Listed $250,000 MARMLS
• 2019-10-24 Listing Removed — MARMLS
• 2019-09-18 Price Changed $168,000 MARMLS
• 2019-06-28 Listed $170,000 MARMLS
• 2019-04-30 Listing Removed — MARMLS
• 2018-09-05 Price Changed $169,000 MARMLS
• 2018-08-24 Price Changed $179,500 MARMLS
• 2018-07-18 Price Changed $180,000 MARMLS
• 2018-07-18 Price Changed $169,000 MARMLS
• 2018-05-11 Price Changed $170,000 MARMLS
• 2018-01-16 Listed $175,000 MARMLS
• 2016-05-06 Sold (Public Records) $158,500 Public Records
• 2013-04-03 Sold (Public Records) $80,000 Public Records
• 2013-03-29 Sold (MLS) $80,000 MARMLS
• 1999-02-02 Sold (Public Records) $56,200 Public Records
• 1979-01-01 Sold (Public Records) $26,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,212 · +10.5% YoY. Source: county tax records.