3756 NE 167th St · North Miami Beach, FL 33160

$649,000

2 bd · 2.5 ba · 1,486 sqft · SingleFamily · 43 Days on market

Built 1973 Excellent condition 2-car garage $437/sqft · 13% below area Est $747k · 13% under · waterfront $900/mo HOA · 21% 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).

• ARV discount +13.4/15.0
• Appreciation +5.3/10.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Cash flow +3.1/30.0
• Rent growth +2.7/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

boat dock 27 1/2 feet, no fixed bridges, boaters welcome. 2 story townhouse ,Spacious open floor plan on main with water views. 2 master suites one with balcony overlooking canal. Larger laundry room in condo. Eat in Kitchen. Condo located between Avent ura and Sunny Isles Beach Walking distance to Intracoatal Mall, Oleta Park, and Sunny Isle Beach. Guard gate at main entrance of Eastern Shore.

Key facts

• Waterfront townhouse
• Gated eastern shores
• 2 garage spots

Tags

• WATERFRONT TOWNHOUSE
• GATED EASTERN SHORES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $649k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (55.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (35.2% below list).
• Recommended offer: $289k (55.5% below list) — sets the bar for cash-flow.
• Cap rate 2.5% vs local median 3.8% in North Miami Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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; 2152 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($4k loan paydown + $3k 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 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $310k; list at $649k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,706 (55.5% 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 43 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.65% ✗
• Cap rate: 2.48%
• Cash-on-cash: -13.63%
• DSCR: 0.39
• GRM: 12.9

CMA / ARV

• ARV (median comp): $746,581
• List price: $649,000
• Delta: -13.07%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 189th St	1.35mi	2/2.0	1,400 (-6%)	0mo	$1,550,000	$1,107	53
2499 NE 183rd St	1.30mi	2/1.0	1,318 (-11%)	16mo	$350,000	$266	27

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: -19.5%
• Equity multiple: 0.07×
• Total profit: $-168,988
• Equity at exit: $205,729

10-year hold

• IRR: -13.9%
• Equity multiple: -0.53×
• Total profit: $-277,492
• Equity at exit: $261,544

Cash invested: $181,720 (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 →

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Median asking: $7,650 ($5/sqft)
• Median days on market: 1 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +10105.0% above 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: 12.9×

Monthly cashflow live

• Estimated rent: $4,205 medium
• Mortgage (P&I): −$3,403
• Tax est. 1.5%: −$811 /mo · $9,735/yr
• Insurance: −$270
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$900
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $-2,490

Break-even live

Break-even rent $7,356

Max offer price $288,706

Occupancy floor —

Sensitivity live

Price	-10% $-2,041	-5% $-2,266	+0% $-2,490	+5% $-2,714	+10% $-2,938
Rent	-10% $-2,822	-5% $-2,656	+0% $-2,490	+5% $-2,324	+10% $-2,158
Rate	-1.0pp $-2,163	-0.5pp $-2,325	base $-2,490	+0.5pp $-2,658	+1.0pp $-2,829

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: $162,250
• Closing costs: $19,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,800	$8.29	68d	8	1.08mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$18,000	$7.74	51d	9	1.08mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,000	$7.96	38d	6	1.08mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,000	$7.96	7d	6	1.08mi

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee of $900Gated community

Exterior

• Parking: Covered parkingDetached 2-car garage
• Security: Gated community
• Utilities: Public waterPublic sewerCable available
• Home design: Resale property
• Construction: Block constructionBarrel roof
• Exterior features: DeckOutdoor grillIn-ground poolWaterfront with canal access and no fixed bridgesApproximately 30' frontageLess than quarter acre lotUpdated/remodeled conditionHas a viewFaces south

Interior

• Kitchen: DishwasherMicrowaveIcemakerDisposalElectric water heater
• Bedrooms: Includes a bedroom on the main level
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: First-floor entryBedroom on main levelCombined living and dining areaTub/shower
• Laundry & utility: Dryer

HOA detail $900/mo · $10,800/yr

• Likely covers: water

Listing history 22 events

1. 2026-07-26
   days on market $649,000 Active 43 DOM
2. 2026-07-24
   days on market $649,000 Active 41 DOM
3. 2026-06-24
   days on market $649,000 Active 39 DOM
4. 2026-06-22
   days on market $649,000 Active 37 DOM
5. 2026-06-21
   days on market $649,000 Active 36 DOM
6. 2026-06-18
   days on market $649,000 Active 33 DOM
7. 2026-06-17
   days on market $649,000 Active 32 DOM
8. 2026-06-16
   days on market $649,000 Active 31 DOM
9. 2026-06-15
   days on market $649,000 Active 30 DOM
10. 2026-06-13
    days on market $649,000 Active 28 DOM
11. 2026-06-09
    days on market $649,000 Active 24 DOM
12. 2026-06-08
    days on market $649,000 Active 23 DOM
13. 2026-06-07
    remarks 212-char remark
14. 2026-06-07
    pricedays on market $649,000 Active 22 DOM
15. 2026-06-04
    days on market $599,000 Active 19 DOM
16. 2026-06-03
    days on market $599,000 Active 18 DOM
17. 2026-06-02
    days on market $599,000 Active 17 DOM
18. 2026-06-01
    days on market $599,000 Active 16 DOM
19. 2026-05-31
    days on market $599,000 Active 15 DOM
20. 2026-05-16
    listed $549,000 Active
21. 2014-07-25
    soldstatus $310,000 402-char remark

    Show marketing remark (402 chars)

    boat dock 27 1/2 feet, no fixed bridges, boaters welcome. 2 story townhouse ,Spacious open floor plan on main with water views. 2 master suites one with balcony overlooking canal. Larger laundry room in condo. Eat in Kitchen. Condo located between Avent ura and Sunny Isles Beach Walking distance to Intracoatal Mall, Oleta Park, and Sunny Isle Beach. Guard gate at main entrance of Eastern Shore.

22. 2014-05-08
    listed $329,900 402-char remark

    Show marketing remark (402 chars)

    boat dock 27 1/2 feet, no fixed bridges, boaters welcome. 2 story townhouse ,Spacious open floor plan on main with water views. 2 master suites one with balcony overlooking canal. Larger laundry room in condo. Eat in Kitchen. Condo located between Avent ura and Sunny Isles Beach Walking distance to Intracoatal Mall, Oleta Park, and Sunny Isle Beach. Guard gate at main entrance of Eastern Shore.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $50,457
• − Mortgage interest: −$36,354
• − Property taxes: −$9,735
• − Insurance: −$8,364
• − Repairs & maintenance: −$4,037
• − Management: −$4,037
• − HOA: −$10,800
• − Depreciation: −$18,880
• Taxable loss: −$41,749
• Est. tax savings @ 24.0%: +$10,020
• After-tax cash flow: $-19,859/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 · 12 photos

Excellent 95/100 None rehab

This waterfront townhouse is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from some minor updates to the interior and landscaping to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Ojus Elementary School C+ FL #764/2,144 Nat'l #8,415/41,679 Middle Highland Oaks Middle School F FL #373/571 Nat'l #6,151/14,009 High Alonzo & Tracy Mourning Senior High School F FL #244/667 Nat'l #7,320/17,239

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: 41.0% rent · 59.0% own
• Severe rent burden: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee of $900Gated community

Exterior

• Parking: Covered parkingDetached 2-car garage
• Security: Gated community
• Utilities: Public waterPublic sewerCable available
• Home design: Resale property
• Construction: Block constructionBarrel roof
• Exterior features: DeckOutdoor grillIn-ground poolWaterfront with canal access and no fixed bridgesApproximately 30' frontageLess than quarter acre lotUpdated/remodeled conditionHas a viewFaces south

Interior

• Kitchen: DishwasherMicrowaveIcemakerDisposalElectric water heater
• Bedrooms: Includes a bedroom on the main level
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: First-floor entryBedroom on main levelCombined living and dining areaTub/shower
• Laundry & utility: Dryer

Price history

+149.6% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $649,000 MARMLS
• 2026-05-26 Price Changed $599,000 MARMLS
• 2026-05-16 Listed $549,000 MARMLS
• 2014-07-25 Sold (MLS) $310,000 Beaches MLS
• 2014-05-08 Listed $329,900 Beaches MLS
• 2012-07-25 Sold (MLS) $260,000 MARMLS