1230 NE 139th St #304 · North Miami, FL 33161

$160,000

1 bd · 1.0 ba · 765 sqft · Condo public records · 82 Days on market

Built 1972 $635/mo HOA · 20% 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
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located off of West Dixie Hwy, this is a corner unit, one of the largest floor plans in the building. The master boasts a screened in balcony and walk in closet. Washer/dryer conveniently inside the unit. Open layout; kitchen overlooks the dining and living room. 1 covered parking space. The building has a new roof, new boiler and has just been painted. Priced to sell. Close to Aventura Mall, the beaches and major highways. No short term rentals. See attachments. HOME IS ELIGIBLE FOR A 3% OR 5% DOWN CONVENTIONAL LOAN. HOME ALSO ELIGIBLE FOR A SPECIAL INTEREST RATE UP TO 2% BELOW THE CURRENT MARKET.

Key facts

• New boiler
• Screened in balcony
• Open layout

Tags

• SCREENED IN BALCONY
• WALK IN CLOSET
• WASHER DRYER INSIDE
• OPEN LAYOUT
• NEW ROOF
• NEW BOILER

Property features AI

Finance

• Financial info: Pets allowed (no restrictions)
• HOA & community: Monthly association fee; Association fee covers common areas, hot water, grounds maintenance, structure maintenance, roof, sewer, trash and water; Community pool

Exterior

• Parking: Assigned covered parking; 1 covered space; 1-car carport
• Security: Smoke detectors
• Utilities: Water and sewer included in association; Trash included in association; Hot water included in association
• Home design: Attached property; 4-story building; Entry on level 3; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Courtyard; Screened balcony/porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Accessible elevator installed; Dining area; Separate/formal dining room; Combined living/dining room; Tub with shower; Walk-in closets
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.1% in North Miami — 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D.
• 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: Natural Bridge Elementary School (math 39% / reading 38%, grade F, #1,575 of 2,144 statewide, top 74%, 386 students, 79% FRL); North Miami Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 807 students, 71% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-21 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 soft (-0.7%/yr); 340 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 82 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.19×
• Total profit: $8,573
• Equity at exit: $23,857

10-year hold

• IRR: 10.5%
• Equity multiple: 1.66×
• Total profit: $29,635
• Equity at exit: $13,834

Cash invested: $44,800 (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 33161

• Rents YoY: -0.7%
• Active inventory: 340
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,117 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$67
• HOA: −$635
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $678

Break-even live

Break-even rent $2,259

Max offer price $160,000

Occupancy floor 73%

Sensitivity live

Price	-10% $768	-5% $723	+0% $678	+5% $633	+10% $587
Rent	-10% $432	-5% $555	+0% $678	+5% $801	+10% $924
Rate	-1.0pp $758	-0.5pp $719	base $678	+0.5pp $636	+1.0pp $594

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	16d	1	1.22mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	1.22mi

HOA detail condo

• Monthly dues: $635 · $7,620/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $160,000 Active 82 DOM
2. 2026-06-18
   days on market $160,000 Active 79 DOM
3. 2026-06-17
   days on market $160,000 Active 78 DOM
4. 2026-06-16
   days on market $160,000 Active 77 DOM
5. 2026-06-15
   days on market $160,000 Active 76 DOM
6. 2026-06-13
   days on market $160,000 Active 74 DOM
7. 2026-06-09
   days on market $160,000 Active 70 DOM
8. 2026-06-08
   days on market $160,000 Active 69 DOM
9. 2026-06-07
   days on market $160,000 Active 68 DOM
10. 2026-06-04
    days on market $160,000 Active 65 DOM
11. 2026-06-03
    days on market $160,000 Active 64 DOM
12. 2026-06-02
    days on market $160,000 Active 63 DOM
13. 2026-06-01
    days on market $160,000 Active 62 DOM
14. 2026-05-31
    days on market $160,000 Active 61 DOM
15. 2026-03-31
    listed $160,000 Active
16. 2026-03-31
    historical
17. 2025-10-03
    status Active
18. 2025-10-01
    historical
19. 2025-06-16
    price $160,000
20. 2025-02-14
    price $164,900
21. 2025-01-02
    listed $169,900 Active
22. 2024-12-31
    historical
23. 2024-10-02
    listed $170,900 Active
24. 2024-09-30
    historical
25. 2024-08-16
    price $170,900
26. 2024-04-05
    listed $175,900 Active
27. 2021-09-28
    soldstatus $120,000
28. 2021-09-17
    soldstatus $120,000 Closed
29. 2021-09-03
    status Pending
30. 2021-06-15
    status Active
31. 2021-06-15
    status Pending
32. 2021-05-25
    listed $125,000 Active
33. 2003-05-30
    soldstatus $46,000
34. 1999-02-03
    soldstatus $24,000
35. 1996-10-16
    soldstatus $25,000

ⓘ 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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 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: $37,407
• − Mortgage interest: −$8,962
• − Property taxes: −$2,929
• − Insurance: −$800
• − Repairs & maintenance: −$2,993
• − Management: −$2,993
• − HOA: −$7,620
• − Depreciation: −$4,655
• Taxable income: $6,456
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $6,584/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

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

Amenities A+ Commute A+ Cost of living A- Crime B- Employment D Housing A Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+540.0% since first listed

21 events — show timeline

• 2026-03-31 Listing Removed — MARMLS
• 2026-03-31 Listed $160,000 MARMLS
• 2025-10-03 Relisted — MARMLS
• 2025-10-01 Listing Removed — MARMLS
• 2025-06-16 Price Changed $160,000 MARMLS
• 2025-02-14 Price Changed $164,900 MARMLS
• 2025-01-02 Listed $169,900 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-10-02 Listed $170,900 MARMLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-08-16 Price Changed $170,900 MARMLS
• 2024-04-05 Listed $175,900 MARMLS
• 2021-09-28 Sold (Public Records) $120,000 Public Records
• 2021-09-17 Sold (MLS) $120,000 MARMLS
• 2021-09-03 Pending — MARMLS
• 2021-06-15 Relisted — MARMLS
• 2021-06-15 Pending — MARMLS
• 2021-05-25 Listed $125,000 MARMLS
• 2003-05-30 Sold (Public Records) $46,000 Public Records
• 1999-02-03 Sold (Public Records) $24,000 Public Records
• 1996-10-16 Sold (Public Records) $25,000 Public Records

Property tax history

+26.5%/yr

Latest (2025): $2,929 · +272.5% YoY. Source: county tax records.