3665 NE 167 St #501 · North Miami Beach, FL 33160

$176,000

1 bd · 1.0 ba · 750 sqft · Condo public records · 110 Days on market

Built 1973 $467/mo HOA · 14% 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 +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Caribbean House Condo, Unit 501 – bright and spacious 1 bed/1 bath on the 5th floor with natural light and open feel. Terracotta-style tile floors, large living area, and generous balcony with street views and peek of the canal. Amenities: community room, sauna, fitness room, elevator, covered parking, private dock (residents only), on-site laundry (floors 1 & 4), and storage on 1st floor. Long-term tenant (8+ years, M-T-M) paying $1,622/mo – may stay up to 1 month post-closing or vacate. No rentals for first 3 years per association rules. Special assessment: $127/mo (interest only); payoff option of $20,429 available. Minutes from world-class beaches, Aventura

Key facts

• $467 HOA
• Garage
• Built 1973

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association covers management, common areas, insurance, laundry, grounds and structure maintenance, parking, sewer, trash and water; Community amenities include boat dock, marina, clubhouse, fitness center, laundry, playground, sauna, trash service and elevators

Exterior

• Parking: Detached covered garage with 1 space
• Security: Secured lobby; Phone entry; Smoke detectors
• Utilities: Has water service; Has sewer service; Has electric service
• Home design: Attached property; Southeast-facing; Entry on level 5; Single-story unit in a multi-story building; Great room layout
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Canal-front view; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Garbage disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Breakfast bar; Entrance foyer; Vaulted ceilings; Tub/shower; Closet cabinetry; Walk-in closets; Main living area on entry level; Living/Dining and Family/Dining room configurations; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $176k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $176k).
• Recommended offer: $160k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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.
• Zoned schools: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Alonzo & Tracy Mourning Senior High School (math 38% / reading 50%, grade F, #244 of 667 statewide, top 37%, 1,597 students, 48% FRL).
• Market conditions: Rents flat; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,311/mo this rent would consume 59% 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 + $927 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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $38k; list at $176k implies a 366% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,160 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.88% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.10%
• DSCR: 2.12
• GRM: 4.4

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: 13.2%
• Equity multiple: 1.64×
• Total profit: $31,563
• Equity at exit: $55,791

10-year hold

• IRR: 15.4%
• Equity multiple: 2.64×
• Total profit: $80,942
• Equity at exit: $70,927

Cash invested: $49,280 (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: 1879
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,311 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$467
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $604

Break-even live

Break-even rent $2,546

Max offer price $176,000

Occupancy floor 77%

Sensitivity live

Price	-10% $704	-5% $654	+0% $604	+5% $555	+10% $505
Rent	-10% $343	-5% $474	+0% $604	+5% $735	+10% $866
Rate	-1.0pp $693	-0.5pp $649	base $604	+0.5pp $559	+1.0pp $512

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• ⚠ Special-assessment mentions:

  …paying $1,622/mo – may stay up to 1 month post-closing or vacate. No rentals for first 3 years per association rules. Special assessment: $127/mo (interest only); payoff option of $20,429 available. Minutes from world-class beaches, Aventura

Listing history 30 events

1. 2026-06-21
   days on market $176,000 Active 110 DOM
2. 2026-06-18
   days on market $176,000 Active 107 DOM
3. 2026-06-17
   days on market $176,000 Active 106 DOM
4. 2026-06-16
   days on market $176,000 Active 105 DOM
5. 2026-06-15
   days on market $176,000 Active 104 DOM
6. 2026-06-13
   days on market $176,000 Active 102 DOM
7. 2026-06-09
   days on market $176,000 Active 98 DOM
8. 2026-06-08
   days on market $176,000 Active 97 DOM
9. 2026-06-07
   days on market $176,000 Active 96 DOM
10. 2026-06-04
    days on market $176,000 Active 93 DOM
11. 2026-06-03
    days on market $176,000 Active 92 DOM
12. 2026-06-02
    days on market $176,000 Active 91 DOM
13. 2026-06-01
    days on market $176,000 Active 90 DOM
14. 2026-05-31
    days on market $176,000 Active 89 DOM
15. 2026-03-01
    listed $176,000 Active
16. 2026-01-27
    historical
17. 2025-12-15
    status Active
18. 2025-11-22
    status Pending
19. 2025-07-24
    status Active
20. 2025-07-22
    status Pending
21. 2025-07-01
    price $176,000
22. 2025-04-18
    price $190,000
23. 2025-04-18
    price $185,000
24. 2025-04-18
    price $190
25. 2025-04-14
    listed $1,850 Active
26. 2025-03-10
    historical
27. 2024-12-03
    price $200,000
28. 2024-03-24
    listed $250,000 Active
29. 1993-04-21
    soldstatus $37,800
30. 1992-01-10
    soldstatus $36,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 · 28 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: $39,731
• − Mortgage interest: −$9,859
• − Property taxes: −$1,457
• − Insurance: −$5,998
• − Repairs & maintenance: −$3,179
• − Management: −$3,179
• − HOA: −$5,604
• − Depreciation: −$5,120
• Taxable income: $5,336
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,972/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: 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

+388.9% since first listed

16 events — show timeline

• 2026-03-01 Listed $176,000 MARMLS
• 2026-01-27 Listing Removed — MARMLS
• 2025-12-15 Relisted — MARMLS
• 2025-11-22 Pending — MARMLS
• 2025-07-24 Relisted — MARMLS
• 2025-07-22 Pending — MARMLS
• 2025-07-01 Price Changed $176,000 MARMLS
• 2025-04-18 Price Changed $190,000 MARMLS
• 2025-04-18 Price Changed $185,000 MARMLS
• 2025-04-18 Price Changed $190 MARMLS
• 2025-04-14 Listed $1,850 MARMLS
• 2025-03-10 Listing Removed — MARMLS
• 2024-12-03 Price Changed $200,000 MARMLS
• 2024-03-24 Listed $250,000 MARMLS
• 1993-04-21 Sold (Public Records) $37,800 Public Records
• 1992-01-10 Sold (Public Records) $36,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,457 · +8.2% YoY. Source: county tax records.