3703 NE 166th St #905 · North Miami Beach, FL 33160

$150,000

1 bd · 1.0 ba · 828 sqft · Condo public records · 71 Days on market

Built 1972 $603/mo HOA · 17% 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
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

50 YR CERTIFIED! NO SPECIAL ASSESSMENTS! WATER FRONT 9TH Floor Condo with UNINTERRUPTED COASTAL AND SKYLINE VIEWS! MINUTES from SUNNY ISLES BEACH, AVENTURA MALL, OLETA PARK, TOP SHOPPING AND DINING! Located in the secured Eastern shores. Features HURRICANE IMPACT WINDOWS and a NEW water heater. Tile flooring throughout. Spacious closet space. Bathroom with combination tub/shower. Well-maintained building with a NEW roof and renovated lobby and elevators. Community pool. Communal Laundry right next door to the unit for convenience. 1-Assigned Parking plus guest parking.

Key facts

• Community pool
• New water heater
• Renovated lobby

Tags

• HURRICANE IMPACT WINDOWS
• NEW WATER HEATER
• NEW ROOF
• RENOVATED LOBBY
• RENOVATED ELEVATORS
• COMMUNITY POOL

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers common areas, structure maintenance, sewer, trash and water; Community amenities include clubhouse, laundry, pool and elevators

Exterior

• Parking: Assigned parking; Attached garage; Guest parking available; Garage parking (1 covered space); Two or more parking spaces
• Security: Secured elevator; Phone entry
• Utilities: Association-managed sewer and water; Trash service included
• Home design: Condominium/attached property; 10-story building; Entry on level 9; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Tub/shower; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,629/mo this rent would consume 65% 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 $2k of equity ($1k loan paydown + $790 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.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 203% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1972 — 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: 2.42% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 3.4

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: 18.5%
• Equity multiple: 1.89×
• Total profit: $37,585
• Equity at exit: $47,549

10-year hold

• IRR: 20.2%
• Equity multiple: 3.11×
• Total profit: $88,501
• Equity at exit: $60,449

Cash invested: $42,000 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,629 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$284 /mo · $3,412/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$603
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $704

Break-even live

Break-even rent $2,738

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $603 · $7,236/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-04-23
   status Active
2. 2026-03-02
   status Pending
3. 2026-02-16
   price $170,000
4. 2026-01-26
   listed $180,000 Active
5. 2026-01-08
   historical
6. 2026-01-07
   historical
7. 2025-12-26
   historical $1,950
8. 2025-10-31
   price $195,000
9. 2025-10-20
   price $195,000
10. 2025-10-17
    price $205,000
11. 2025-10-17
    price $205,000
12. 2025-09-23
    price $210,000
13. 2025-09-23
    price $210,000
14. 2025-08-19
    price $1,950
15. 2025-08-19
    listed $237,400 Active
16. 2025-07-24
    price $237,400
17. 2025-07-12
    price $2,100
18. 2025-07-02
    listed $244,900 Active
19. 2025-05-22
    listed $2,200
20. 2024-01-24
    historical $1,800
21. 2024-01-12
    price $1,800
22. 2023-12-15
    price $1,995
23. 2023-12-10
    listed $2,150
24. 2023-11-13
    historical $2,150
25. 2023-09-21
    listed $2,150
26. 1996-11-12
    soldstatus $49,500
27. 1978-08-01
    soldstatus $25,000

ⓘ 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: $3,412 · $284/mo
• Projected year-2 tax: $3,412 · $284/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 9/10 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: $43,550
• − Mortgage interest: −$8,402
• − Property taxes: −$3,412
• − Insurance: −$5,868
• − Repairs & maintenance: −$3,484
• − Management: −$3,484
• − HOA: −$7,236
• − Depreciation: −$4,364
• Taxable income: $7,300
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $6,697/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: 34,147
• 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

+580.0% since first listed

27 events — show timeline

• 2026-04-23 Relisted — MARMLS
• 2026-03-02 Pending — MARMLS
• 2026-02-16 Price Changed $170,000 MARMLS
• 2026-01-26 Listed $180,000 MARMLS
• 2026-01-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — MARMLS
• 2025-12-26 Rental Removed $1,950 MARMLS
• 2025-10-31 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $195,000 MARMLS
• 2025-10-17 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $205,000 MARMLS
• 2025-09-23 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $210,000 MARMLS
• 2025-08-19 Price Changed $1,950 MARMLS
• 2025-08-19 Listed $237,400 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $237,400 MARMLS
• 2025-07-12 Price Changed $2,100 MARMLS
• 2025-07-02 Listed $244,900 MARMLS
• 2025-05-22 Listed for Rent $2,200 MARMLS
• 2024-01-24 Rental Removed $1,800 MARMLS
• 2024-01-12 Price Changed $1,800 MARMLS
• 2023-12-15 Price Changed $1,995 MARMLS
• 2023-12-10 Listed for Rent $2,150 MARMLS
• 2023-11-13 Rental Removed $2,150 MARMLS
• 2023-09-21 Listed for Rent $2,150 MARMLS
• 1996-11-12 Sold (Public Records) $49,500 Public Records
• 1978-08-01 Sold (Public Records) $25,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,412 · +5.0% YoY. Source: county tax records.