16790 NE 14th Ave #215 · North Miami Beach, FL 33162

$80,000

2 bd · 1.0 ba · 883 sqft · Condo public records · 205 Days on market

Built 1965 $778/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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Furnished Large 1BD / 1BA in Mar-Len Gardens – 55+ Spacious larger-model 1 bedroom, 1 bathroom unit, fully furnished and featuring central A/C, generous closet space, and a large screened balcony. Located in the gated Mar-Len Gardens community, just 3 miles from the beach. Maintenance includes property taxes and land lease. Cash only. HOPA verified 55+ community with resort-style amenities: 2 pools, clubhouse, gym, rooftop sundeck, billiards room, shuffleboard and active social lifestyle. Rental policy: No rentals first year. Thereafter, rental allowed once per year for up to 90 days. Perfect for seasonal living or a peaceful primary residence.

Key facts

• Gated community
• Central a/c
• 2 pools

Tags

• CENTRAL A/C
• GENEROUS CLOSET SPACE
• LARGE SCREENED BALCONY
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• 2 POOLS

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee includes insurance, parking, pest control, pool(s), water; Association amenities: billiard room, clubhouse, fitness center, laundry, pickleball, pool, sauna, elevators; Senior community

Exterior

• Parking: 1 covered garage space; Open parking (one space)
• Security: Secured garage/parking; Fire sprinkler system
• Home design: Attached property; 3 total stories; Entry on level 2; Effective year built
• Construction: Block construction
• Exterior features: Association pool (heated); Fire sprinkler system; Secured garage/parking

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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 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).
• At $3,304/mo this rent would consume 65% of the median local household income ($61k/yr) (locally 2509% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask is 4344% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 4.13% ✓
• Cap rate: 26.55%
• Cash-on-cash: 72.33%
• DSCR: 4.22
• GRM: 2.0

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: 67.5%
• Equity multiple: 3.85×
• Total profit: $63,830
• Equity at exit: $11,928

10-year hold

• IRR: 70.4%
• Equity multiple: 6.84×
• Total profit: $130,860
• Equity at exit: $6,917

Cash invested: $22,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $3,304 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$33
• HOA: −$778
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,350

Break-even live

Break-even rent $1,595

Max offer price $80,000

Occupancy floor 54%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $778 · $9,336/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $80,000 Active 205 DOM
2. 2026-06-17
   days on market $80,000 Active 204 DOM
3. 2026-06-16
   days on market $80,000 Active 203 DOM
4. 2026-06-15
   days on market $80,000 Active 202 DOM
5. 2026-06-13
   days on market $80,000 Active 200 DOM
6. 2026-06-09
   days on market $80,000 Active 196 DOM
7. 2026-06-08
   days on market $80,000 Active 195 DOM
8. 2026-06-07
   days on market $80,000 Active 194 DOM
9. 2026-06-04
   days on market $80,000 Active 191 DOM
10. 2026-06-03
    days on market $80,000 Active 190 DOM
11. 2026-06-02
    days on market $80,000 Active 189 DOM
12. 2026-06-01
    days on market $80,000 Active 188 DOM
13. 2026-05-31
    days on market $80,000 Active 187 DOM
14. 2026-04-28
    price $80,000
15. 2026-03-28
    historical $1,800
16. 2026-02-01
    listed $1,800
17. 2026-01-09
    historical $1,800
18. 2026-01-01
    listed $1,800
19. 2025-12-21
    historical $1,800
20. 2025-12-18
    listed $1,800
21. 2025-11-29
    historical $1,800
22. 2025-11-26
    listed $1,800
23. 2025-11-24
    listed $85,000 Active
24. 2025-11-22
    historical
25. 2025-10-07
    price $87,500
26. 2025-10-01
    price $89,500
27. 2025-10-01
    status Active
28. 2025-09-30
    historical
29. 2025-08-09
    price $89,900
30. 2025-07-31
    price $95,500
31. 2025-02-26
    price $99,000
32. 2025-01-22
    listed $105,000 Active
33. 2023-10-23
    historical
34. 2023-10-05
    listed $129,900 Active
35. 2017-05-04
    historical
36. 2016-05-04
    listed $65,900
37. 2013-02-12
    historical
38. 2012-02-12
    listed $56,500
39. 1983-05-01
    soldstatus $15,000

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$316/yr (+$26/mo · 90.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 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: $39,645
• − Mortgage interest: −$4,481
• − Property taxes: −$348
• − Insurance: −$400
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − HOA: −$9,336
• − Depreciation: −$2,327
• Taxable income: $16,410
• Est. tax owed @ 24.0%: −$3,938
• After-tax cash flow: $12,263/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

• 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

+433.3% since first listed

26 events — show timeline

• 2026-04-28 Price Changed $80,000 MARMLS
• 2026-03-28 Rental Removed $1,800 MARMLS
• 2026-02-01 Listed for Rent $1,800 MARMLS
• 2026-01-09 Rental Removed $1,800 MARMLS
• 2026-01-01 Listed for Rent $1,800 MARMLS
• 2025-12-21 Rental Removed $1,800 MARMLS
• 2025-12-18 Listed for Rent $1,800 MARMLS
• 2025-11-29 Rental Removed $1,800 MARMLS
• 2025-11-26 Listed for Rent $1,800 MARMLS
• 2025-11-24 Listed $85,000 MARMLS
• 2025-11-22 Listing Removed — Beaches MLS
• 2025-10-07 Price Changed $87,500 Beaches MLS
• 2025-10-01 Price Changed $89,500 Beaches MLS
• 2025-10-01 Relisted — Beaches MLS
• 2025-09-30 Listing Removed — Beaches MLS
• 2025-08-09 Price Changed $89,900 Beaches MLS
• 2025-07-31 Price Changed $95,500 Beaches MLS
• 2025-02-26 Price Changed $99,000 Beaches MLS
• 2025-01-22 Listed $105,000 Beaches MLS
• 2023-10-23 Listing Removed — Beaches MLS
• 2023-10-05 Listed $129,900 Beaches MLS
• 2017-05-04 Listing Removed — Beaches MLS
• 2016-05-04 Listed $65,900 Beaches MLS
• 2013-02-12 Listing Removed — Beaches MLS
• 2012-02-12 Listed $56,500 Beaches MLS
• 1983-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $348 · +5.8% YoY. Source: county tax records.