16570 NE 26th Ave Unit 3C · North Miami Beach, FL 33160

$290,000

2 bd · 2.0 ba · 1,132 sqft · Condo public records · 234 Days on market

Built 1980 $879/mo HOA · 25% 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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 2 bed/2 bath located in a beautiful waterfront complex. Monthly association fee includes: 24 Hour Security, Water, interior pest control, cable with over 200 channels plus high-speed internet. Enjoy resort style amenities with breath taking ocean views, direct ocean access, pet friendly community, pool, sauna, hot tub, gym, tennis court, basketball court, entertainment room with bar and pool tables, assigned parking space plus additional guest parking. Private marina with boat slips for rent or sale based on availability, short distance to beach, mall, house of wordship and restaurants. Don't miss it!. A $40,000 assessment has been paid to repaint the building and upgrade all impa

Key facts

• Waterfront complex
• Ocean views
• 24 hour security

Tags

• WATERFRONT COMPLEX
• 24 HOUR SECURITY
• RESORT STYLE AMENITIES
• OCEAN VIEWS
• DIRECT OCEAN ACCESS
• PET FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association fee covers management, common areas, cable TV, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, sewer, security, trash, and water; Association amenities include clubhouse, fitness center, laundry, pool, tennis courts, vehicle wash area, elevators, and boat dock

Exterior

• Parking: 1-car garage; 1 covered parking space; Guest parking available
• Security: Elevator secured; Key card entry; Phone entry
• Utilities: Cable available; Electric service with fuses
• Home design: Attached property; Entry on level 3; Has a view; Waterfront with canal and lake frontage, ocean access (no fixed bridges)
• Construction: Block construction; Year built: unknown
• Exterior features: Balcony (open); Security/high-impact doors; Association pool (heated); Boat dock; Open balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Refrigerator; Icemaker; Disposal; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Impact glass windows; Accessible elevator installed; Closet cabinetry; Pantry; Separate shower; Walk-in closets; Exterior lighting
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-581 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (35.4% below list).
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $187k (35.4% below list) — sets the bar for cash-flow.

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 $3,498/mo this rent would consume 63% 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 $4k of equity ($2k loan paydown + $2k 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 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $150k; list at $290k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,356 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.21% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 6.9

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: -11.5%
• Equity multiple: 0.45×
• Total profit: $-44,461
• Equity at exit: $91,928

10-year hold

• IRR: -7.3%
• Equity multiple: 0.21×
• Total profit: $-64,345
• Equity at exit: $116,868

Cash invested: $81,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,498 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$397 /mo · $4,766/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$879
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-581

Break-even live

Break-even rent $4,233

Max offer price $187,356

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-499	+0% $-581	+5% $-663	+10% $-745
Rent	-10% $-857	-5% $-719	+0% $-581	+5% $-443	+10% $-305
Rate	-1.0pp $-435	-0.5pp $-507	base $-581	+0.5pp $-656	+1.0pp $-733

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $879 · $10,548/yr
• Likely covers: waterinternetcablepoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $290,000 Active 234 DOM
2. 2026-06-17
   days on market $290,000 Active 233 DOM
3. 2026-06-16
   days on market $290,000 Active 232 DOM
4. 2026-06-15
   days on market $290,000 Active 231 DOM
5. 2026-06-13
   days on market $290,000 Active 229 DOM
6. 2026-06-09
   days on market $290,000 Active 225 DOM
7. 2026-06-08
   days on market $290,000 Active 224 DOM
8. 2026-06-08
   days on market $290,000 Active 223 DOM
9. 2026-06-04
   days on market $290,000 Active 220 DOM
10. 2026-06-03
    days on market $290,000 Active 219 DOM
11. 2026-06-02
    days on market $290,000 Active 218 DOM
12. 2026-06-01
    days on market $290,000 Active 217 DOM
13. 2026-05-31
    days on market $290,000 Active 216 DOM
14. 2025-10-27
    listed $290,000 Active
15. 2019-03-29
    historical
16. 2019-02-23
    listed $260,000 Active
17. 2013-07-16
    soldstatus $150,000
18. 2013-05-22
    historical
19. 2013-05-08
    status Pending
20. 2012-04-27
    soldstatus $137,900
21. 2012-04-25
    soldstatus $137,900
22. 1994-05-31
    soldstatus $65,000
23. 1980-02-01
    soldstatus $50,000

ⓘ 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: $4,766 · $397/mo
• Projected year-2 tax: $4,766 · $397/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 6 d/yr ≥104°F today · 23 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: $41,974
• − Mortgage interest: −$16,245
• − Property taxes: −$4,766
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,358
• − Management: −$3,358
• − HOA: −$10,548
• − Depreciation: −$8,436
• Taxable loss: −$11,305
• Est. tax savings @ 24.0%: +$2,713
• After-tax cash flow: $-4,259/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

+480.0% since first listed

10 events — show timeline

• 2025-10-27 Listed $290,000 MARMLS
• 2019-03-29 Listing Removed — MARMLS
• 2019-02-23 Listed $260,000 MARMLS
• 2013-07-16 Sold (Public Records) $150,000 Public Records
• 2013-05-22 Listing Removed — MARMLS
• 2013-05-08 Pending — MARMLS
• 2012-04-27 Sold (MLS) $137,900 MARMLS
• 2012-04-25 Sold (Public Records) $137,900 Public Records
• 1994-05-31 Sold (Public Records) $65,000 Public Records
• 1980-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,766 · +6.3% YoY. Source: county tax records.