17090 NE 14th Ave #107 · North Miami Beach, FL 33162

$75,000

1 bd · 1.0 ba · 688 sqft · Condo public records · 79 Days on market

Built 1964 $660/mo HOA · 21% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

BEAUTIFUL UNIT ON THE 1ST FLOOR IN BUILDING 4 OF MAR-LEN GARDEN. REMODEL W/ NEW CABINETS W/ GRANIT COUNTERTOP, TILE FLOOR & TILE BATHROOM. WILL SELL FURNISH & TURNKEY WITH NEW TV, NEW AC, NEW MATTRESS AND NEW WATER HEATER. RELAXING AND QUIET VIEW ON THE GARDEN FROM YOUR LARGE SCREENED PATIO. THE COMPLEX IS GATED, WITH 2 POOLS, CLUBHOUSE, LIBRARY, GYM, 3 MILES TO THE BEACH, CLOSE TO THE RESTAURANT AND STORES. HOPA VERIFIED, NO RENTAL FIRST YEAR, NO PETS. TAXES AND LAND LEASE ARE INCLUDED IN THE FEES OF $310

Key facts

• Two swimming pools
• Clubhouse
• First-floor unit

Tags

• FIRST-FLOOR UNIT
• GARDEN VIEWS
• COVERED PATIO
• TWO SWIMMING POOLS
• CLUBHOUSE
• LIBRARY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers insurance, grounds maintenance, parking, pest control, pool(s), sewer, trash and water; Community amenities include billiard room, clubhouse, elevators, fitness center, laundry, library and pool; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Key card entry
• Utilities: Water included in association; Sewer included in association; Trash included in association; Power with central systems
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Complex is fenced; Exterior lighting; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Open living/dining area; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.0% 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 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 $3,185/mo this rent would consume 63% 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 4.25% ✓
• Cap rate: 28.98%
• Cash-on-cash: 81.01%
• DSCR: 4.60
• 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: 49.6%
• Equity multiple: 3.01×
• Total profit: $42,307
• Equity at exit: $11,183

10-year hold

• IRR: 53.1%
• Equity multiple: 5.04×
• Total profit: $84,762
• Equity at exit: $6,485

Cash invested: $21,000 (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: $3,185 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$660
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $991

Break-even live

Break-even rent $1,931

Max offer price $75,000

Occupancy floor 64%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 79 DOM
2. 2026-06-17
   days on market $75,000 Active 78 DOM
3. 2026-06-16
   days on market $75,000 Active 77 DOM
4. 2026-06-15
   days on market $75,000 Active 76 DOM
5. 2026-06-13
   days on market $75,000 Active 74 DOM
6. 2026-06-09
   days on market $75,000 Active 70 DOM
7. 2026-06-08
   days on market $75,000 Active 69 DOM
8. 2026-06-07
   days on market $75,000 Active 68 DOM
9. 2026-06-04
   days on market $75,000 Active 65 DOM
10. 2026-06-03
    days on market $75,000 Active 64 DOM
11. 2026-06-02
    days on market $75,000 Active 63 DOM
12. 2026-06-01
    days on market $75,000 Active 62 DOM
13. 2026-05-31
    days on market $75,000 Active 61 DOM
14. 2026-03-30
    listed $75,000 Active
15. 2026-03-27
    historical
16. 2025-12-17
    listed $85,000 Active
17. 2017-11-22
    soldstatus $60,000 Sold 523-char remark

    Show marketing remark (523 chars)

    BEAUTIFUL UNIT ON THE 1ST FLOOR IN BUILDING 4 OF MAR-LEN GARDEN. REMODEL W/ NEW CABINETS W/ GRANIT COUNTERTOP, TILE FLOOR & TILE BATHROOM. WILL SELL FURNISH & TURNKEY WITH NEW TV, NEW AC, NEW MATTRESS AND NEW WATER HEATER. RELAXING AND QUIET VIEW ON THE GARDEN FROM YOUR LARGE SCREENED PATIO. THE COMPLEX IS GATED, WITH 2 POOLS, CLUBHOUSE, LIBRARY, GYM, 3 MILES TO THE BEACH, CLOSE TO THE RESTAURANT AND STORES. HOPA VERIFIED, NO RENTAL FIRST YEAR, NO PETS. TAXES AND LAND LEASE ARE INCLUDED IN THE FEES OF $310

18. 2017-11-04
    status Backup Contract 523-char remark

    Show marketing remark (523 chars)

    BEAUTIFUL UNIT ON THE 1ST FLOOR IN BUILDING 4 OF MAR-LEN GARDEN. REMODEL W/ NEW CABINETS W/ GRANIT COUNTERTOP, TILE FLOOR & TILE BATHROOM. WILL SELL FURNISH & TURNKEY WITH NEW TV, NEW AC, NEW MATTRESS AND NEW WATER HEATER. RELAXING AND QUIET VIEW ON THE GARDEN FROM YOUR LARGE SCREENED PATIO. THE COMPLEX IS GATED, WITH 2 POOLS, CLUBHOUSE, LIBRARY, GYM, 3 MILES TO THE BEACH, CLOSE TO THE RESTAURANT AND STORES. HOPA VERIFIED, NO RENTAL FIRST YEAR, NO PETS. TAXES AND LAND LEASE ARE INCLUDED IN THE FEES OF $310

19. 2017-01-24
    listed $64,900 Active 523-char remark

    Show marketing remark (523 chars)

    BEAUTIFUL UNIT ON THE 1ST FLOOR IN BUILDING 4 OF MAR-LEN GARDEN. REMODEL W/ NEW CABINETS W/ GRANIT COUNTERTOP, TILE FLOOR & TILE BATHROOM. WILL SELL FURNISH & TURNKEY WITH NEW TV, NEW AC, NEW MATTRESS AND NEW WATER HEATER. RELAXING AND QUIET VIEW ON THE GARDEN FROM YOUR LARGE SCREENED PATIO. THE COMPLEX IS GATED, WITH 2 POOLS, CLUBHOUSE, LIBRARY, GYM, 3 MILES TO THE BEACH, CLOSE TO THE RESTAURANT AND STORES. HOPA VERIFIED, NO RENTAL FIRST YEAR, NO PETS. TAXES AND LAND LEASE ARE INCLUDED IN THE FEES OF $310

20. 2017-01-01
    historical
21. 2016-03-01
    listed $64,900 Active

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$454/yr (+$38/mo · 269.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 30 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: $38,222
• − Mortgage interest: −$4,201
• − Property taxes: −$168
• − Insurance: −$5,494
• − Repairs & maintenance: −$3,058
• − Management: −$3,058
• − HOA: −$7,920
• − Depreciation: −$2,182
• Taxable income: $12,142
• Est. tax owed @ 24.0%: −$2,914
• After-tax cash flow: $8,980/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

+15.6% since first listed

8 events — show timeline

• 2026-03-30 Listed $75,000 MARMLS
• 2026-03-27 Listing Removed — MARMLS
• 2025-12-17 Listed $85,000 MARMLS
• 2017-11-22 Sold (MLS) $60,000 MARMLS
• 2017-11-04 Pending — MARMLS
• 2017-01-24 Listed $64,900 MARMLS
• 2017-01-01 Listing Removed — MARMLS
• 2016-03-01 Listed $64,900 MARMLS

Property tax history

-9.0%/yr

Latest (2025): $168 · +6.1% YoY. Source: county tax records.