2821 N Miami Beach Blvd Unit 2K · North Miami Beach, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +10.8/30.0
- ARV discount +7.5/15.0
- 1% rule +7.2/10.0
- Appreciation +5.3/10.0
- Livability +4.1/5.0
- Condition / age +3.8/5.0
- Schools +3.6/10.0
- DSCR +3.1/10.0
- Rent growth +2.7/5.0
$270,000
2821 N Miami Beach Blvd Unit 2K · North Miami Beach, FL 33160
2 bd · 2.0 ba · 1,227 sqft · Condo
· 136 Days on market
Built 1973
$220/sqft
· 55% below area
$871/mo HOA · 26% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Spacious 2-bedroom, 2-bath unit in the heart of North Miami Beach. This 2nd-floor residence offers a comfortable, functional layout, abundant natural light, and a large living/dining area ideal for everyday living or a home office setup. The building features a swimming pool, on-site parking, and a prime location just minutes from Aventura Mall, Sunny Isles Beach, Oleta River State Park, shops, supermarkets, dining, and major highways. Perfect for a primary residence, seasonal use, or investment opportunity. Easy to show.
Key facts
- Swimming pool
- On-site parking
- Prime location
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $270k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $252k (6.7% below list).
- Meets the 1% rule at list price ($3k rent vs $270k).
- Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
- Cap rate 5.7% vs local median 3.8% 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.
- Zoned schools: Fulford Elementary School (math 40% / reading 35%, grade F, #1,596 of 2,144 statewide, top 75%, 461 students, 64% FRL); John F. Kennedy Middle School (math 47% / reading 55%, grade C, #237 of 571 statewide, top 43%, 1,074 students, 67% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL) — zoned schools at 66% FRL track the district average.
- Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
- Market conditions: Rents flat; 2152 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- At $3,306/mo this rent would consume 59% of the median local household income ($67k/yr) (locally 17% 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 $3k of equity ($2k loan paydown + $1k 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 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 136 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 26% of rent.
Recommended offer
$237,600
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.22% ✓
- Cap rate
- 5.74%
- Cash-on-cash
- -1.98%
- DSCR
- 0.91
- GRM
- 6.8
CMA / ARV
- ARV (median comp)
- $605,306
- List price
- $270,000
- Delta
- -55.39%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2054 NE 167th St Unit 3-122 | 0.28mi | 3/2.5 (+1) | 1,182 (-4%) | 0mo | $310,000 | $262 | 74 |
| 2196 NE 167th St Unit 1-114 | 0.29mi | 3/2.5 (+1) | 1,182 (-4%) | 0mo | $307,000 | $260 | 73 |
| 2075 NE 164th St #105 | 0.31mi | 2/2.0 | 1,042 (-15%) | 0mo | $225,000 | $216 | 60 |
| 2750 NE 183rd St #911 | 1.34mi | 2/2.0 | 1,268 (+3%) | 4mo | $190,000 | $150 | 56 |
| 1487 NE 179th St | 1.45mi | 3/1.0 (+1) | 1,184 (-4%) | 4mo | $460,000 | $389 | 47 |
| 1645 NE 180th St | 1.37mi | 3/2.0 (+1) | 1,140 (-7%) | 4mo | $695,000 | $610 | 45 |
| 1410 NE 161st St | 1.10mi | 3/2.0 (+1) | 1,340 (+9%) | 2mo | $417,000 | $311 | 43 |
| 17590 NE 19th Ave | 0.97mi | 3/1.0 (+1) | 1,316 (+7%) | 2mo | $380,000 | $289 | 42 |
| 3751 NE 170th St #4 | 1.42mi | 2/2.0 | 990 (-19%) | 0mo | $300,000 | $303 | 40 |
| 1870 NE 154th Ter | 0.76mi | 3/1.0 (+1) | 1,125 (-8%) | 4mo | $350,000 | $311 | 39 |
| 16750 NE 14th Ave #212 | 1.20mi | 2/2.0 | 960 (-22%) | 4mo | $115,000 | $120 | 36 |
| 1635 NE 160th St | 0.84mi | 2/1.0 | 976 (-20%) | 0mo | $430,000 | $441 | 36 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.53% appreciation · 0.94% rent growth · sell at horizon
5-year hold
- IRR
- -4.2%
- Equity multiple
- 0.80×
- Total profit
- $-15,221
- Equity at exit
- $85,588
10-year hold
- IRR
- -0.5%
- Equity multiple
- 0.94×
- Total profit
- $-4,323
- Equity at exit
- $108,809
Cash invested: $75,600 (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.
Active competition Active MLS
- For sale now
- 2 active
- Median asking
- $514,500 ($461/sqft)
- Median days on market
- 79 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +7.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33160
- Home prices YoY
- 0.2%
- Rents YoY
- 0.9%
- Active inventory
- 2152
- Price-to-rent
- 6.8×
Monthly cashflow live
↻
- Estimated rent
- $3,306 medium interval (Pro) →
- Mortgage (P&I)
- −$1,416
- Tax est. 1.5%
- −$338 /mo · $4,050/yr
- Insurance
- −$112
- HOA
- −$871
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$694
- Net cashflow
- $-125
Break-even live
Break-even rent
$3,464
Max offer price
$251,938
Occupancy floor
99%
Sensitivity live
| Price | -10% $62 | -5% $-32 | +0% $-125 | +5% $-218 | +10% $-311 |
|---|---|---|---|---|---|
| Rent | -10% $-386 | -5% $-255 | +0% $-125 | +5% $6 | +10% $136 |
| Rate | -1.0pp $11 | -0.5pp $-56 | base $-125 | +0.5pp $-195 | +1.0pp $-266 |
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
- $67,500
- Closing costs
- $8,100
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Financial info
- Pets allowed with restrictions or possible restrictions (conditional)
- HOA & community
- Monthly association feeAssociation fee includes common areas, cable TV, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), sewer, and trashAssociation amenities include boat dock, fitness center, laundry, pool, sauna, storage, and elevators
Exterior
- Parking
- Assigned parkingGuest parkingOne assigned space
- Security
- Complex fencedSecured elevatorKey card entry
- Utilities
- Cable available
- Home design
- Condominium unit in a 6-story buildingSingle-level unit (1 story)Entry located on level 2Property is attached
- Construction
- Block constructionExterior lighting
- Exterior features
- Balcony (open, screened)Association poolCanal-front waterfrontHas a viewFaces east
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- Main level primary bedroom
- Flooring
- Ceramic tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Blinds on windowsCloset cabinetryDining areaSeparate/formal dining roomEntrance foyerElevator accessFirst floor entryLiving/dining room combinationMain level primary suiteMain living area on entry levelTub/showerWalk-in closetsStorage room
- Laundry & utility
- Common area laundryElectric water heater
HOA detail $871/mo · $10,452/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $270,000 Active 136 DOM
-
2026-08-06days on market $270,000 Active 134 DOM
-
2026-08-05days on market $270,000 Active 133 DOM
-
2026-08-04days on market $270,000 Active 132 DOM
-
2026-08-03days on market $270,000 Active 131 DOM
-
2026-07-31days on market $270,000 Active 128 DOM
-
2026-07-28days on market $270,000 Active 125 DOM
-
2026-07-24days on market $270,000 Active 121 DOM
-
2026-07-23days on market $270,000 Active 120 DOM
-
2026-07-22days on market $270,000 Active 119 DOM
-
2026-07-21days on market $270,000 Active 118 DOM
-
2026-07-20days on market $270,000 Active 117 DOM
-
2026-07-18days on market $270,000 Active 115 DOM
-
2026-07-16days on market $270,000 Active 113 DOM
-
2026-07-15days on market $270,000 Active 112 DOM
-
2026-07-13days on market $270,000 Active 110 DOM
-
2026-07-13days on market $270,000 Active 109 DOM
-
2026-07-11days on market $270,000 Active 108 DOM
-
2026-07-10days on market $270,000 Active 107 DOM
-
2026-07-09days on market $270,000 Active 106 DOM
-
2026-07-07days on market $270,000 Active 104 DOM
-
2026-07-06days on market $270,000 Active 103 DOM
-
2026-07-06days on market $270,000 Active 102 DOM
-
2026-07-05days on market $270,000 Active 101 DOM
-
2026-07-04days on market $270,000 Active 100 DOM
-
2026-07-02days on market $270,000 Active 99 DOM
-
2026-07-01days on market $270,000 Active 98 DOM
-
2026-06-30days on market $270,000 Active 97 DOM
-
2026-06-29days on market $270,000 Active 96 DOM
-
2026-06-28days on market $270,000 Active 95 DOM
-
2026-06-27days on market $270,000 Active 94 DOM
-
2026-06-26days on market $270,000 Active 93 DOM
-
2026-06-24days on market $270,000 Active 91 DOM
-
2026-06-22days on market $270,000 Active 89 DOM
-
2026-06-21days on market $270,000 Active 88 DOM
-
2026-06-18days on market $270,000 Active 85 DOM
-
2026-06-17days on market $270,000 Active 84 DOM
-
2026-06-16days on market $270,000 Active 83 DOM
-
2026-06-15days on market $270,000 Active 82 DOM
-
2026-06-13days on market $270,000 Active 80 DOM
-
2026-06-09days on market $270,000 Active 76 DOM
-
2026-06-08days on market $270,000 Active 75 DOM
-
2026-06-07days on market $270,000 Active 74 DOM
-
2026-06-04days on market $270,000 Active 71 DOM
-
2026-06-03days on market $270,000 Active 70 DOM
-
2026-06-02days on market $270,000 Active 69 DOM
-
2026-06-01days on market $270,000 Active 68 DOM
-
2026-05-31days on market $270,000 Active 67 DOM
-
2026-05-14price $270,000
-
2026-03-25$280,000 Active
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $39,677
- − Mortgage interest
- −$15,124
- − Property taxes
- −$4,050
- − Insurance
- −$1,350
- − Repairs & maintenance
- −$3,174
- − Management
- −$3,174
- − HOA
- −$10,452
- − Depreciation
- −$7,855
- Taxable loss
- −$5,502
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,320
- After-tax cash flow
- $-177/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.
Condition & rehab AI · 13 photos
75/100
Cosmetic rehab
Est. rehab $6,135–$18,405 screening
This 2-bedroom, 2-bath unit in North Miami Beach is in good condition with a good condition score of 75. The property is located in a prime location and offers a comfortable, functional layout. The building is well-maintained with clean siding and a maintained landscaping. The interior is clean and well-lit, with no visible signs of wear or damage. The property is in good condition and would benefit from some cosmetic updates to increase its value.
Value-add opportunities
- Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the property's value. ↑
- Both Upgrade the flooring — Upgrading the flooring can improve the overall aesthetic and increase the property's value. ↑
- Both Update the bathroom fixtures — Updating the bathroom fixtures can improve the property's value and make it more appealing to potential buyers or renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 36/100
Zoned Schools
Elementary
Fulford Elementary School
F
FL #1,596/2,144
Nat'l #21,283/41,679
Middle
John F. Kennedy Middle School
C
FL #237/571
Nat'l #3,276/14,009
High
North Miami Beach Senior High
F
FL #568/667
Nat'l #14,713/17,239
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
A
Composite livability gradescore 82/100
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 · 3,126,439 people
- City population
- 90,324
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 43,718
- Household income
- $67,040
- Rent vs Own
- Severe rent burden
- 17% of renters
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 |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
|
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Price history
-3.6% since first listed2 events — show timeline
- 2026-05-14 Price Changed $270,000 MARMLS
- 2026-03-25 Listed $280,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…