2186 NE 167th St Unit 1-111 · North Miami Beach, FL 33162

$299,000

3 bd · 2.0 ba · 966 sqft · Townhouse public records · 28 Days on market

Built 2006 Est $479k · 38% under $581/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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +8.5/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY. PROPERTY SI RENTED FOR ONE YEAR. $1,250 PER MONTH

Key facts

• Gated community
• Controlled access
• Community pool

Tags

• GATED COMMUNITY
• TILE FLOORING
• RECENTLY REPLACED ROOF
• CANAL VIEWS
• COMMUNITY POOL
• CONTROLLED ACCESS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities include pool; Community has 93 units

Exterior

• Parking: 1-car garage; 1 covered parking space; Guest parking
• Security: Complex fenced
• Home design: 2 stories; Entry on level 1; East-facing; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Fence; Patio; Canal-front; Association pool; Complex fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Washer hookup; Dryer hookup

🏷️ Possibly a rental listed for sale. The $299,000 price doesn't fit this home's estimated sale value (~$479,136) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 soft (-1.6%/yr); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,255/mo this rent would consume 84% of the median local household income ($61k/yr) (locally 2509% 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 $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $299k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $294,515 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $479,136
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16851 NE 23rd Ave Unit B102	0.12mi	2/2.0 (-1)	1,040 (+8%)	22mo	$175,000	$168	59
16385 Biscayne Blvd #406	0.36mi	2/2.0 (-1)	1,108 (+15%)	12mo	$550,000	$496	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-15,829
• Equity at exit: $44,582

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,720
• Equity at exit: $25,852

Cash invested: $83,720 (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 33162

• Rents YoY: -1.6%
• Active inventory: 284
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,255 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$387 /mo · $4,639/yr
• Insurance: −$125
• HOA: −$581
• Vacancy / Maint / Mgmt: −$894
• Net cashflow: $701

Break-even live

Break-even rent $3,367

Max offer price $299,000

Occupancy floor 79%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $581 · $6,972/yr

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-04
   price $299,000
3. 2026-04-15
   listed $319,000 Active
4. 2018-03-13
   soldstatus $175,100
5. 2013-04-22
   soldstatus $115,000
6. 2013-02-07
   soldstatus $97,000 68-char remark

   Show marketing remark (68 chars)

   GREAT OPPORTUNITY. PROPERTY SI RENTED FOR ONE YEAR. $1,250 PER MONTH

7. 2012-12-06
   soldstatus $97,000
8. 2010-10-02
   soldstatus $80,000 512-char remark

   Show marketing remark (512 chars)

   Ready to move in 3 Bed, 2 Bath Aquavista Townhome in the heart of North Miami Beach. Unit features fresh paint and new carpet throughout. Large back porch as well as private balcony off master suite with water views! Pool located just steps from the fron t door of this unit. Complex situated on wide fresh water canal. Walk to Lorenzo's Italian Market & Restaurant, Starbucks, Shopping, Boxing Gym and more. Located 5 minutes from the beach and Aventura Mall. 10 minutes from the I-95, Turnpike and 826.

ⓘ 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: $4,639 · $387/mo
• Projected year-2 tax: $4,639 · $387/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $51,059
• − Mortgage interest: −$16,749
• − Property taxes: −$4,639
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,085
• − Management: −$4,085
• − HOA: −$6,972
• − Depreciation: −$8,698
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $7,374/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: 90,324
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 46,606
• Household income: $60,692
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 2509.0

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 0.62)
• Race & ethnicity: Black 53% Hispanic / Latino 30% Two or more races 15% White 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 3%
• Common ancestry: Hispanic 31% Romanian 1% Scotch-Irish 1%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · French/Haitian/Cajun 35% 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: ▼ -445.57%
• Current HPI: 596.6178
• Rent YoY: ▼ -1.59%
• 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

+273.8% since first listed

8 events — show timeline

• 2026-05-14 Pending — MARMLS
• 2026-05-04 Price Changed $299,000 MARMLS
• 2026-04-15 Listed $319,000 MARMLS
• 2018-03-13 Sold (Public Records) $175,100 Public Records
• 2013-04-22 Sold (Public Records) $115,000 Public Records
• 2013-02-07 Sold (MLS) $97,000 MARMLS
• 2012-12-06 Sold (Public Records) $97,000 Public Records
• 2010-10-02 Sold (MLS) $80,000 MARMLS

Property tax history

+8.1%/yr

Latest (2025): $4,639 · +3.7% YoY. Source: county tax records.