12590 NE 16th Ave #608 · North Miami, FL 33161

$129,900

1 bd · 1.0 ba · 725 sqft · Condo public records · 59 Days on market

Built 1969 $790/mo HOA · 23% 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 +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice unit in great location. Great for investors! Unit rented at $1,400 month to month.

Key facts

• $790 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee of $790; Association amenities include clubhouse, laundry, pool, and elevators; Association fee covers management, amenities, structure maintenance, pool(s), and sewer

Exterior

• Parking: Assigned parking (1 space); 1 covered space; 1-car garage
• Security: Key card entry
• Utilities: Sewer included in association; Electric cooling and heating
• Home design: Attached property; 6-story building; Entry on 6th level
• Construction: Year built: Unknown
• Exterior features: Complex is fenced; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Elevator; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.1% in North Miami — 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• 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 (-0.7%/yr); 341 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,436/mo this rent would consume 71% of the median local household income ($58k/yr) (locally 3226% 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 $898 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 7541% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.64% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 3.2

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: 4.7%
• Equity multiple: 1.17×
• Total profit: $6,275
• Equity at exit: $19,369

10-year hold

• IRR: 8.2%
• Equity multiple: 1.47×
• Total profit: $16,963
• Equity at exit: $11,231

Cash invested: $36,372 (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 33161

• Rents YoY: -0.7%
• Active inventory: 341
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $3,436 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$790
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $574

Break-even live

Break-even rent $2,709

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $648	-5% $611	+0% $574	+5% $538	+10% $501
Rent	-10% $303	-5% $439	+0% $574	+5% $710	+10% $846
Rate	-1.0pp $640	-0.5pp $607	base $574	+0.5pp $541	+1.0pp $506

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $790 · $9,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-04
   days on market $129,900 Active 59 DOM
2. 2026-06-03
   days on market $129,900 Active 58 DOM
3. 2026-06-02
   days on market $129,900 Active 57 DOM
4. 2026-06-01
   days on market $129,900 Active 56 DOM
5. 2026-05-31
   days on market $129,900 Active 55 DOM
6. 2026-05-23
   historical $1,550
7. 2026-05-12
   price $1,550
8. 2026-04-28
   price $1,600
9. 2026-04-18
   price $1,650
10. 2026-04-07
    listed $1,700
11. 2026-04-06
    listed $129,900 Active
12. 2025-10-16
    price $135,000
13. 2025-09-30
    price $139,000
14. 2024-02-29
    historical $1,600
15. 2024-01-22
    price $1,650
16. 2024-01-17
    listed $1,700
17. 2022-08-18
    soldstatus $140,000
18. 2022-08-16
    soldstatus $140,000 Closed 87-char remark

    Show marketing remark (87 chars)

    Nice unit in great location. Great for investors! Unit rented at $1,400 month to month.

19. 2022-06-22
    status Pending 87-char remark

    Show marketing remark (87 chars)

    Nice unit in great location. Great for investors! Unit rented at $1,400 month to month.

20. 2022-06-21
    status Active 87-char remark

    Show marketing remark (87 chars)

    Nice unit in great location. Great for investors! Unit rented at $1,400 month to month.

21. 2022-06-14
    listed $149,900 Active 87-char remark

    Show marketing remark (87 chars)

    Nice unit in great location. Great for investors! Unit rented at $1,400 month to month.

22. 2021-03-11
    soldstatus $70,000
23. 2003-11-26
    soldstatus $53,000
24. 1991-06-11
    soldstatus $20,000

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 · 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: $41,230
• − Mortgage interest: −$7,276
• − Property taxes: −$2,257
• − Insurance: −$5,768
• − Repairs & maintenance: −$3,298
• − Management: −$3,298
• − HOA: −$9,480
• − Depreciation: −$3,779
• Taxable income: $6,072
• Est. tax owed @ 24.0%: −$1,457
• After-tax cash flow: $5,434/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

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

Amenities A+ Commute A+ Cost of living A- Crime B- Employment D Housing A Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

-92.2% since first listed

19 events — show timeline

• 2026-05-23 Rental Removed $1,550 MARMLS
• 2026-05-12 Price Changed $1,550 MARMLS
• 2026-04-28 Price Changed $1,600 MARMLS
• 2026-04-18 Price Changed $1,650 MARMLS
• 2026-04-07 Listed for Rent $1,700 MARMLS
• 2026-04-06 Listed $129,900 MARMLS
• 2025-10-16 Price Changed $135,000 MARMLS
• 2025-09-30 Price Changed $139,000 MARMLS
• 2024-02-29 Rental Removed $1,600 MARMLS
• 2024-01-22 Price Changed $1,650 MARMLS
• 2024-01-17 Listed for Rent $1,700 MARMLS
• 2022-08-18 Sold (Public Records) $140,000 Public Records
• 2022-08-16 Sold (MLS) $140,000 MARMLS
• 2022-06-22 Pending — MARMLS
• 2022-06-21 Relisted — MARMLS
• 2022-06-14 Listed $149,900 MARMLS
• 2021-03-11 Sold (Public Records) $70,000 Public Records
• 2003-11-26 Sold (Public Records) $53,000 Public Records
• 1991-06-11 Sold (Public Records) $20,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $2,257 · -0.1% YoY. Source: county tax records.