345 NE 168th St · North Miami Beach, FL 33162

$237,000

3 bd · 1.0 ba · 702 sqft · SingleFamily public records · 45 Days on market

Built 1951 3,955 sqft lot

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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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated single-family home in the desirable Fulfordale subdivision of North Miami Beach. The property is currently configured and being used as a nonconforming duplex but is legally classified and being sold as a single-family residence. One side features a renovated 2-bedroom, 1-bath layout with a modern kitchen, white cabinetry, stainless steel appliances, updated flooring, and a clean, move-in-ready interior. The spacious backyard is shaded by mature trees and offers a peaceful outdoor area to relax. The other side is currently tenant-occupied at $1,300 per month, with the lease ending October 31. Please do not disturb the occupants. The vacant side is available for showing

Key facts

• Renovated
• Spacious backyard
• Updated flooring

Tags

• RENOVATED
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED FLOORING
• SPACIOUS BACKYARD
• MATURE TREES

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Open on-street parking (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer available; Cable available
• Home design: Single family residence; One story; Resale property; Faces east
• Construction: Built with other construction materials; Other roof
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other); Wall/window unit(s) for cooling
• Interior features: Unfurnished; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $237k).
• Recommended offer: $230k (3.0% below list) — sets the bar for market timing.

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: Gertrude K. Edelman/Sabal Palm (math 28% / reading 38%, grade F, #1,773 of 2,144 statewide, top 83%, 504 students, 76% FRL); Andover Middle School (math 16% / reading 33%, grade F, #522 of 571 statewide, top 93%, 452 students, 71% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-24 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); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $66k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $32k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $237k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.54% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.51%
• DSCR: 1.96
• GRM: 5.4

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: 10.6%
• Equity multiple: 1.40×
• Total profit: $26,763
• Equity at exit: $35,337

10-year hold

• IRR: 17.0%
• Equity multiple: 2.20×
• Total profit: $79,907
• Equity at exit: $20,491

Cash invested: $66,360 (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: 284
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,649 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $1,190

Break-even live

Break-even rent $2,143

Max offer price $237,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,324	-5% $1,257	+0% $1,190	+5% $1,123	+10% $1,056
Rent	-10% $901	-5% $1,046	+0% $1,190	+5% $1,334	+10% $1,478
Rate	-1.0pp $1,309	-0.5pp $1,250	base $1,190	+0.5pp $1,128	+1.0pp $1,066

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $237,000 Active 45 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $237,000 Active 44 DOM
4. 2026-06-16
   days on market $237,000 Active 43 DOM
5. 2026-06-15
   days on market $237,000 Active 42 DOM
6. 2026-06-13
   days on market $237,000 Active 40 DOM
7. 2026-06-09
   days on market $237,000 Active 36 DOM
8. 2026-06-08
   days on market $237,000 Active 35 DOM
9. 2026-06-08
   remarks 651-char remark
10. 2026-06-08
    listed $237,000 Active 34 DOM

ⓘ 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: $4,217 · $351/mo
• Projected year-2 tax: $4,217 · $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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $43,788
• − Mortgage interest: −$13,276
• − Property taxes: −$4,217
• − Insurance: −$1,185
• − Repairs & maintenance: −$3,503
• − Management: −$3,503
• − Depreciation: −$6,895
• Taxable income: $11,210
• Est. tax owed @ 24.0%: −$2,690
• After-tax cash flow: $11,586/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

+2270.0% since first listed

28 events — show timeline

• 2026-05-24 Price Changed $237,000 Beaches MLS
• 2026-05-04 Listed $269,000 Beaches MLS
• 2026-01-09 Listing Removed — MARMLS
• 2025-12-20 Relisted — MARMLS
• 2025-09-18 Relisted — MARMLS
• 2025-09-10 Contingent — MARMLS
• 2025-07-29 Price Changed $270,000 MARMLS
• 2025-06-23 Price Changed $275,000 MARMLS
• 2025-06-12 Rental Removed $1,600 SHOWMOJO
• 2025-06-12 Listing Removed — MARMLS
• 2025-06-12 Listed $300,000 MARMLS
• 2025-05-08 Listed for Rent $1,600 SHOWMOJO
• 2025-05-01 Price Changed $320,000 MARMLS
• 2025-04-21 Price Changed $350,000 MARMLS
• 2025-03-21 Price Changed $380,000 MARMLS
• 2024-09-06 Price Changed $400,000 MARMLS
• 2024-08-12 Relisted — MARMLS
• 2024-07-25 Contingent — MARMLS
• 2024-07-12 Listed $450,000 MARMLS
• 2021-07-28 Sold (Public Records) $140,000 Public Records
• 2021-07-07 Sold (MLS) $139,900 MARMLS
• 2021-06-11 Pending — MARMLS
• 2021-06-02 Sold (Public Records) $105,000 Public Records
• 2021-06-01 Price Changed $139,999 MARMLS
• 2021-05-25 Listed $149,999 MARMLS
• 1995-11-14 Sold (Public Records) $30,000 Public Records
• 1984-02-01 Sold (Public Records) $32,000 Public Records
• 1977-08-01 Sold (Public Records) $10,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,217 · +5.3% YoY. Source: county tax records.