2025 NE 164th St #818 · North Miami Beach, FL 33162

$120,000

1 bd · 1.0 ba · 790 sqft · Condo public records · 335 Days on market

Built 1970 $492/mo HOA · 15% 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 MLS

* * INVESTOR'S DREAM * * ALL AGES DEVELOPMENT * * COOLING TOWERS * YOU CAN RENT IT RIGHT AWAY * BEAUTIFUL UNIT * REDONE KITCHEN, NEWER KITCHEN APPLIANCES * REDONE BATHROOMS * QUICK SALE-OWNER SELLS GREATLOCATION * * * * ONLY 2 MILES TO THE BEACH * * * CLOSE TO AVENTURA MALL. .. DO NOT WAIT * * * BRING YOUR INVESTOR NOW * * * * THIS UNIT WILL GO FAST * * * 8 FLOOR, * * * YOU CAN RENT IT RIGHT AWAY * * * LET'S MAKE A DEAL :)

Key facts

• Garage
• Built 1970
• Listed 334 days

Property features AI

Finance

• Other: Monthly association fee amount withheld from export
• Financial info: Lease considered; Pets allowed (up to 20 lbs)
• HOA & community: Monthly association fee; Association fee includes amenities and laundry; Building has elevators

Exterior

• Parking: Assigned parking; Guest parking; One covered space (1)
• Security: Complex fenced
• Home design: Attached property; Entry on level 8; 9-story building; Resale unit
• Construction: Block construction
• Exterior features: Complex is fenced; Waterfront property; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator; Trash compactor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Walk-in closet; Other interior features
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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); 286 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,319/mo this rent would consume 66% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 9131% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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 1970 — 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. 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.
10. 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.
11. 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: 2.77% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.54%
• DSCR: 3.16
• GRM: 3.0

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: 23.6%
• Equity multiple: 1.92×
• Total profit: $30,804
• Equity at exit: $17,892

10-year hold

• IRR: 28.6%
• Equity multiple: 3.03×
• Total profit: $68,069
• Equity at exit: $10,375

Cash invested: $33,600 (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: 286
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $3,319 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$492
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $933

Break-even live

Break-even rent $2,138

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,001	-5% $967	+0% $933	+5% $899	+10% $865
Rent	-10% $670	-5% $801	+0% $933	+5% $1,064	+10% $1,195
Rate	-1.0pp $993	-0.5pp $963	base $933	+0.5pp $901	+1.0pp $870

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $120,000 Active 335 DOM
2. 2026-06-17
   days on market $120,000 Active 334 DOM
3. 2026-06-16
   days on market $120,000 Active 333 DOM
4. 2026-06-15
   days on market $120,000 Active 332 DOM
5. 2026-06-13
   days on market $120,000 Active 330 DOM
6. 2026-06-10
   price $120,000 Active 326 DOM
7. 2026-06-09
   days on market $135,000 Active 326 DOM
8. 2026-06-08
   days on market $135,000 Active 325 DOM
9. 2026-06-08
   days on market $135,000 Active 324 DOM
10. 2026-06-04
    days on market $135,000 Active 321 DOM
11. 2026-06-03
    days on market $135,000 Active 320 DOM
12. 2026-06-02
    days on market $135,000 Active 319 DOM
13. 2026-06-01
    days on market $135,000 Active 318 DOM
14. 2026-05-31
    days on market $135,000 Active 317 DOM
15. 2026-05-27
    historical $1,300
16. 2026-05-14
    listed $1,300
17. 2026-03-11
    price $135,000
18. 2026-02-23
    price $145,000
19. 2025-10-22
    historical $1,300
20. 2025-09-26
    price $1,300
21. 2025-09-10
    listed $1,350
22. 2025-08-18
    historical $1,350
23. 2025-08-14
    price $1,350
24. 2025-08-09
    price $1,400
25. 2025-08-09
    price $1,450
26. 2025-08-06
    price $1,400
27. 2025-07-19
    listed $1,450
28. 2025-07-18
    listed $165,000 Active
29. 2019-11-27
    historical
30. 2019-03-20
    price $130,000
31. 2018-12-27
    listed $137,500 Active
32. 2014-05-05
    soldstatus $85,000
33. 2014-05-02
    soldstatus $85,000 Sold 457-char remark

    Show marketing remark (457 chars)

    * * INVESTOR'S DREAM * * ALL AGES DEVELOPMENT * * COOLING TOWERS * YOU CAN RENT IT RIGHT AWAY * BEAUTIFUL UNIT * REDONE KITCHEN, NEWER KITCHEN APPLIANCES * REDONE BATHROOMS * QUICK SALE-OWNER SELLS GREATLOCATION * * * * ONLY 2 MILES TO THE BEACH * * * CLOSE TO AVENTURA MALL. .. DO NOT WAIT * * * BRING YOUR INVESTOR NOW * * * * THIS UNIT WILL GO FAST * * * 8 FLOOR, * * * YOU CAN RENT IT RIGHT AWAY * * * LET'S MAKE A DEAL :)

34. 2014-04-02
    status Pending 457-char remark

    Show marketing remark (457 chars)

    * * INVESTOR'S DREAM * * ALL AGES DEVELOPMENT * * COOLING TOWERS * YOU CAN RENT IT RIGHT AWAY * BEAUTIFUL UNIT * REDONE KITCHEN, NEWER KITCHEN APPLIANCES * REDONE BATHROOMS * QUICK SALE-OWNER SELLS GREATLOCATION * * * * ONLY 2 MILES TO THE BEACH * * * CLOSE TO AVENTURA MALL. .. DO NOT WAIT * * * BRING YOUR INVESTOR NOW * * * * THIS UNIT WILL GO FAST * * * 8 FLOOR, * * * YOU CAN RENT IT RIGHT AWAY * * * LET'S MAKE A DEAL :)

35. 2014-03-25
    listed $86,000 Active 457-char remark

    Show marketing remark (457 chars)

    * * INVESTOR'S DREAM * * ALL AGES DEVELOPMENT * * COOLING TOWERS * YOU CAN RENT IT RIGHT AWAY * BEAUTIFUL UNIT * REDONE KITCHEN, NEWER KITCHEN APPLIANCES * REDONE BATHROOMS * QUICK SALE-OWNER SELLS GREATLOCATION * * * * ONLY 2 MILES TO THE BEACH * * * CLOSE TO AVENTURA MALL. .. DO NOT WAIT * * * BRING YOUR INVESTOR NOW * * * * THIS UNIT WILL GO FAST * * * 8 FLOOR, * * * YOU CAN RENT IT RIGHT AWAY * * * LET'S MAKE A DEAL :)

36. 2010-03-01
    soldstatus $50,000
37. 1991-08-30
    soldstatus $26,500

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,098 · $91/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 7/10 Severe FEMA zone AE · 92% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $39,826
• − Mortgage interest: −$6,722
• − Property taxes: −$1,098
• − Insurance: −$5,718
• − Repairs & maintenance: −$3,186
• − Management: −$3,186
• − HOA: −$5,904
• − Depreciation: −$3,491
• Taxable income: $10,521
• Est. tax owed @ 24.0%: −$2,525
• After-tax cash flow: $8,666/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

-95.1% since first listed

23 events — show timeline

• 2026-05-27 Rental Removed $1,300 MARMLS
• 2026-05-14 Listed for Rent $1,300 MARMLS
• 2026-03-11 Price Changed $135,000 MARMLS
• 2026-02-23 Price Changed $145,000 MARMLS
• 2025-10-22 Rental Removed $1,300 MARMLS
• 2025-09-26 Price Changed $1,300 MARMLS
• 2025-09-10 Listed for Rent $1,350 MARMLS
• 2025-08-18 Rental Removed $1,350 MARMLS
• 2025-08-14 Price Changed $1,350 MARMLS
• 2025-08-09 Price Changed $1,400 MARMLS
• 2025-08-09 Price Changed $1,450 MARMLS
• 2025-08-06 Price Changed $1,400 MARMLS
• 2025-07-19 Listed for Rent $1,450 MARMLS
• 2025-07-18 Listed $165,000 MARMLS
• 2019-11-27 Listing Removed — MARMLS
• 2019-03-20 Price Changed $130,000 MARMLS
• 2018-12-27 Listed $137,500 MARMLS
• 2014-05-05 Sold (Public Records) $85,000 Public Records
• 2014-05-02 Sold (MLS) $85,000 MARMLS
• 2014-04-02 Pending — MARMLS
• 2014-03-25 Listed $86,000 MARMLS
• 2010-03-01 Sold (Public Records) $50,000 Public Records
• 1991-08-30 Sold (Public Records) $26,500 Public Records

Property tax history

+20.4%/yr

Latest (2025): $1,098 · +98.8% YoY. Source: county tax records.