17051 NE 35th Ave #307 · North Miami Beach, FL 33160

$269,900

2 bd · 2.0 ba · 824 sqft · Condo public records · 90 Days on market

Built 1973 $580/mo HOA · 16% 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 +23.8/30.0
• 1% rule +8.3/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BRIGHT UNIT IN DESIRABLE EASTERN SHORES GATED COMMUNITY. WATERFRONT BUILDING WITH POOL. UNIT HAS BEEN CONVERTED INTO A ONE BEDROOM BUT IT WOULD BE VERY EASY TO PUT BACK THE PARTITION TO RECREATE THE SECOND BEDROOM. THE ENTIRE UNIT LEADS TO A BEAUTIFUL TER RACE OVERLOOKING THE CANAL ON THE OTHER SIDE OF THE STREET. BLOCKS AWAY FROM BEACHES AND SHOPPING CENTERS. GREAT SCHOOLS. SMALL PETS WELCOME. LOW MANTENANCE FEE $ 290/MONTH. THERE IS A SPECIAL ASSESSMENT OF $ 333.00/PER MONTH UNTIL APRIL 2014.

Key facts

• $580 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: HOA with monthly fee (includes insurance, grounds maintenance, elevator); Association amenities: elevators, pool, picnic area; Pets allowed

Exterior

• Parking: Garage (1 covered space, 1 garage space)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale property; Faces northeast; 3-story building
• Construction: CBS construction
• Exterior features: Private pool; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: No special interior features listed; Unfurnished unit
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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 $3,577/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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; list at $270k implies a 101% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.33% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 6.3

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,003
• Equity at exit: $85,556

10-year hold

• IRR: 2.8%
• Equity multiple: 1.30×
• Total profit: $22,743
• Equity at exit: $108,768

Cash invested: $75,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,577 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$580
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $91

Break-even live

Break-even rent $3,462

Max offer price $269,900

Occupancy floor 92%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: waterpoolsecurity
• ⚠ Special-assessment mentions:

  …AWAY FROM BEACHES AND SHOPPING CENTERS. GREAT SCHOOLS. SMALL PETS WELCOME. LOW MANTENANCE FEE $ 290/MONTH. THERE IS A SPECIAL ASSESSMENT OF $ 333.00/PER MONTH UNTIL APRIL 2014.

Listing history 24 events

1. 2026-06-18
   days on market $269,900 Active 90 DOM
2. 2026-06-17
   days on market $269,900 Active 89 DOM
3. 2026-06-16
   days on market $269,900 Active 88 DOM
4. 2026-06-15
   days on market $269,900 Active 87 DOM
5. 2026-06-13
   days on market $269,900 Active 85 DOM
6. 2026-06-09
   days on market $269,900 Active 81 DOM
7. 2026-06-08
   days on market $269,900 Active 80 DOM
8. 2026-06-07
   days on market $269,900 Active 79 DOM
9. 2026-06-04
   days on market $269,900 Active 76 DOM
10. 2026-06-03
    days on market $269,900 Active 75 DOM
11. 2026-06-02
    days on market $269,900 Active 74 DOM
12. 2026-06-01
    days on market $269,900 Active 73 DOM
13. 2026-05-31
    days on market $269,900 Active 72 DOM
14. 2026-04-30
    price $269,900
15. 2026-04-30
    status Active
16. 2026-04-24
    historical
17. 2026-03-14
    listed $314,999 Active
18. 2026-03-02
    historical $314,999
19. 2013-11-22
    soldstatus $134,500 Sold 499-char remark

    Show marketing remark (499 chars)

    BRIGHT UNIT IN DESIRABLE EASTERN SHORES GATED COMMUNITY. WATERFRONT BUILDING WITH POOL. UNIT HAS BEEN CONVERTED INTO A ONE BEDROOM BUT IT WOULD BE VERY EASY TO PUT BACK THE PARTITION TO RECREATE THE SECOND BEDROOM. THE ENTIRE UNIT LEADS TO A BEAUTIFUL TER RACE OVERLOOKING THE CANAL ON THE OTHER SIDE OF THE STREET. BLOCKS AWAY FROM BEACHES AND SHOPPING CENTERS. GREAT SCHOOLS. SMALL PETS WELCOME. LOW MANTENANCE FEE $ 290/MONTH. THERE IS A SPECIAL ASSESSMENT OF $ 333.00/PER MONTH UNTIL APRIL 2014.

20. 2013-11-22
    soldstatus $134,500

    Show marketing remark (499 chars)

    BRIGHT UNIT IN DESIRABLE EASTERN SHORES GATED COMMUNITY. WATERFRONT BUILDING WITH POOL. UNIT HAS BEEN CONVERTED INTO A ONE BEDROOM BUT IT WOULD BE VERY EASY TO PUT BACK THE PARTITION TO RECREATE THE SECOND BEDROOM. THE ENTIRE UNIT LEADS TO A BEAUTIFUL TER RACE OVERLOOKING THE CANAL ON THE OTHER SIDE OF THE STREET. BLOCKS AWAY FROM BEACHES AND SHOPPING CENTERS. GREAT SCHOOLS. SMALL PETS WELCOME. LOW MANTENANCE FEE $ 290/MONTH. THERE IS A SPECIAL ASSESSMENT OF $ 333.00/PER MONTH UNTIL APRIL 2014.

21. 2013-10-29
    status Pending 499-char remark

    Show marketing remark (499 chars)

    BRIGHT UNIT IN DESIRABLE EASTERN SHORES GATED COMMUNITY. WATERFRONT BUILDING WITH POOL. UNIT HAS BEEN CONVERTED INTO A ONE BEDROOM BUT IT WOULD BE VERY EASY TO PUT BACK THE PARTITION TO RECREATE THE SECOND BEDROOM. THE ENTIRE UNIT LEADS TO A BEAUTIFUL TER RACE OVERLOOKING THE CANAL ON THE OTHER SIDE OF THE STREET. BLOCKS AWAY FROM BEACHES AND SHOPPING CENTERS. GREAT SCHOOLS. SMALL PETS WELCOME. LOW MANTENANCE FEE $ 290/MONTH. THERE IS A SPECIAL ASSESSMENT OF $ 333.00/PER MONTH UNTIL APRIL 2014.

22. 2013-10-06
    listed $139,000 Active 499-char remark

    Show marketing remark (499 chars)

    BRIGHT UNIT IN DESIRABLE EASTERN SHORES GATED COMMUNITY. WATERFRONT BUILDING WITH POOL. UNIT HAS BEEN CONVERTED INTO A ONE BEDROOM BUT IT WOULD BE VERY EASY TO PUT BACK THE PARTITION TO RECREATE THE SECOND BEDROOM. THE ENTIRE UNIT LEADS TO A BEAUTIFUL TER RACE OVERLOOKING THE CANAL ON THE OTHER SIDE OF THE STREET. BLOCKS AWAY FROM BEACHES AND SHOPPING CENTERS. GREAT SCHOOLS. SMALL PETS WELCOME. LOW MANTENANCE FEE $ 290/MONTH. THERE IS A SPECIAL ASSESSMENT OF $ 333.00/PER MONTH UNTIL APRIL 2014.

23. 1986-11-01
    soldstatus $34,800
24. 1979-07-01
    soldstatus $39,500

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 10/10 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: $42,929
• − Mortgage interest: −$15,119
• − Property taxes: −$2,405
• − Insurance: −$6,468
• − Repairs & maintenance: −$3,434
• − Management: −$3,434
• − HOA: −$6,960
• − Depreciation: −$7,852
• Taxable loss: −$2,743
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,754/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)

No district data.

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

+583.3% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $269,900 Beaches MLS
• 2026-04-30 Relisted — Beaches MLS
• 2026-04-24 Listing Removed — Beaches MLS
• 2026-03-14 Listed $314,999 Beaches MLS
• 2026-03-02 Coming Soon $314,999 Beaches MLS
• 2013-11-22 Sold (MLS) $134,500 MARMLS
• 2013-11-22 Sold (Public Records) $134,500 Public Records
• 2013-10-29 Pending — MARMLS
• 2013-10-06 Listed $139,000 MARMLS
• 1986-11-01 Sold (Public Records) $34,800 Public Records
• 1979-07-01 Sold (Public Records) $39,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,405 · +6.0% YoY. Source: county tax records.