12500 NE 15th Ave #105 · North Miami, FL 33161

$161,500

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 258 Days on market

Built 1972 $1046/mo HOA · 29% 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 MLS

Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

Key facts

• Close to dining
• $1,046 HOA
• Community pool

Tags

• CLOSE DISTANCE TO STORES
• CLOSE TO DINING
• MINUTES AWAY FROM THE BEACH

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: No pet restrictions (pets allowed)
• HOA & community: Monthly association fee; Association fee: $1,046 monthly; Community pool

Exterior

• Security: Secured lobby
• Home design: Attached property; 6-story building; Resale unit; Entry on level 1; First-floor entry
• Construction: Stucco construction
• Exterior features: Porch; Open porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $162k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: schools D+, 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.
• Market conditions: Rents soft (-0.7%/yr); 341 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).
• At $3,621/mo this rent would consume 74% of the median local household income ($58k/yr) (locally 3226% 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 $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 258 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: major flood risk; 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 $142,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% 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'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. 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?
9. 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.
10. 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.
11. 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: 2.24% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 3.7

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,046
• Equity at exit: $24,080

10-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $10,744
• Equity at exit: $13,964

Cash invested: $45,220 (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: 341
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $3,621 medium
• Mortgage (P&I): −$847
• Tax from tax record: −$252 /mo · $3,023/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,046
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $582

Break-even live

Break-even rent $2,884

Max offer price $161,500

Occupancy floor 79%

Sensitivity live

Price	-10% $673	-5% $628	+0% $582	+5% $536	+10% $490
Rent	-10% $296	-5% $439	+0% $582	+5% $725	+10% $868
Rate	-1.0pp $663	-0.5pp $623	base $582	+0.5pp $540	+1.0pp $497

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: $40,375
• Closing costs: $4,845
• 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	1.08mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	1.08mi

HOA detail condo

• Monthly dues: $1,046 · $12,552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $161,500 Active 258 DOM
2. 2026-06-18
   days on market $161,500 Active 255 DOM
3. 2026-06-17
   days on market $161,500 Active 254 DOM
4. 2026-06-16
   days on market $161,500 Active 253 DOM
5. 2026-06-15
   days on market $161,500 Active 252 DOM
6. 2026-06-13
   days on market $161,500 Active 250 DOM
7. 2026-06-10
   price $161,500 Active 246 DOM
8. 2026-06-09
   days on market $166,000 Active 246 DOM
9. 2026-06-08
   days on market $166,000 Active 245 DOM
10. 2026-06-08
    days on market $166,000 Active 244 DOM
11. 2026-06-04
    days on market $166,000 Active 241 DOM
12. 2026-06-03
    days on market $166,000 Active 240 DOM
13. 2026-06-02
    days on market $166,000 Active 239 DOM
14. 2026-06-01
    days on market $166,000 Active 238 DOM
15. 2026-05-31
    days on market $166,000 Active 237 DOM
16. 2026-05-20
    price $166,000

    Show marketing remark (363 chars)

    Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

17. 2026-05-20
    price $166,000 363-char remark

    Show marketing remark (363 chars)

    Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

18. 2026-04-10
    price $167,000
19. 2026-03-24
    price $167,000 363-char remark

    Show marketing remark (363 chars)

    Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

20. 2026-02-18
    price $169,000

    Show marketing remark (363 chars)

    Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

21. 2026-02-18
    price $169,000 363-char remark

    Show marketing remark (363 chars)

    Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

22. 2025-10-06
    listed $174,500 Active
23. 2025-10-03
    listed $174,500 Active 363-char remark

    Show marketing remark (363 chars)

    Spacious 2 bedroom, 2 bathroom condo with Balcony in North Miami with 1050 Sq Ft of Living Space. Very Cozy and Charming unit. This property is Located Close distance to your favortes Stores, L A Fitness , Offices, Public Transportation, Other Shopping and close to Dining, Miami International Airport, Mall and Minutes away from the BEACH. No Rentals CASH Only.

24. 2022-08-26
    soldstatus $130,000
25. 2022-07-28
    soldstatus $130,000 Closed 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

26. 2022-02-03
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

27. 2022-01-22
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

28. 2022-01-08
    status Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

29. 2021-10-25
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

30. 2021-10-21
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

31. 2021-10-07
    status Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

32. 2021-09-18
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

33. 2021-08-29
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

34. 2021-07-19
    price $125,000 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

35. 2021-07-07
    status Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

36. 2021-06-30
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

37. 2021-06-10
    status Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

38. 2021-06-08
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

39. 2021-06-04
    historical Active Under Contract 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

40. 2021-06-01
    listed $129,000 Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to this Turn-Key Immaculate Condo. Spacious 2 Bed, 2 baths in North Miami with Balcony, Freshly Painted Throughout with and Upgraded Modern Kitchen and Bathrooms. New AC, Hurricane Accordion shutters, and great closet space including walk-in closets. This Home is Located within walking distance to your favorite Stores, Public Transportation, LA Fitness, Other Shopping, and Banks are nearby, including the Beach, Miami International Airport, World Famous Bal Harbour, Sunny Isles, and Aventura Mall. This Building is Gated and has a Pool Amenities on the Property. Association covers water, insurance, and maintenance. NO RENTALS, CASH ONLY.

41. 2021-05-30
    historical
42. 2021-05-20
    status Active
43. 2021-02-24
    status Pending
44. 2021-02-13
    historical Active Under Contract
45. 2021-01-28
    listed $129,900 Active
46. 2020-12-02
    soldstatus $60,000
47. 2017-01-28
    historical
48. 2017-01-05
    listed $119,000 Active
49. 2013-08-12
    historical
50. 2013-08-12
    status Pending

ⓘ 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: $3,023 · $252/mo
• Projected year-2 tax: $3,023 · $252/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 7/10 Severe FEMA zone X · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $43,450
• − Mortgage interest: −$9,047
• − Property taxes: −$3,023
• − Insurance: −$1,605
• − Repairs & maintenance: −$3,476
• − Management: −$3,476
• − HOA: −$12,552
• − Depreciation: −$4,698
• Taxable income: $5,573
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $5,645/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
• 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

+315.0% since first listed

39 events — show timeline

• 2026-05-20 Price Changed $166,000 MARMLS
• 2026-05-20 Price Changed $166,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $167,000 MARMLS
• 2026-03-24 Price Changed $167,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $169,000 MARMLS
• 2026-02-18 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $174,500 MARMLS
• 2025-10-03 Listed $174,500 Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Sold (Public Records) $130,000 Public Records
• 2022-07-28 Sold (MLS) $130,000 MARMLS
• 2022-02-03 Pending — MARMLS
• 2022-01-22 Contingent — MARMLS
• 2022-01-08 Relisted — MARMLS
• 2021-10-25 Pending — MARMLS
• 2021-10-21 Contingent — MARMLS
• 2021-10-07 Relisted — MARMLS
• 2021-09-18 Pending — MARMLS
• 2021-08-29 Contingent — MARMLS
• 2021-07-19 Price Changed $125,000 MARMLS
• 2021-07-07 Relisted — MARMLS
• 2021-06-30 Contingent — MARMLS
• 2021-06-10 Relisted — MARMLS
• 2021-06-08 Pending — MARMLS
• 2021-06-04 Contingent — MARMLS
• 2021-06-01 Listed $129,000 MARMLS
• 2021-05-30 Listing Removed — MARMLS
• 2021-05-20 Relisted — MARMLS
• 2021-02-24 Pending — MARMLS
• 2021-02-13 Contingent — MARMLS
• 2021-01-28 Listed $129,900 MARMLS
• 2020-12-02 Sold (Public Records) $60,000 Public Records
• 2017-01-28 Listing Removed — MARMLS
• 2017-01-05 Listed $119,000 MARMLS
• 2013-08-12 Listing Removed — MARMLS
• 2013-08-12 Pending — MARMLS
• 2013-07-11 Listed $85,000 MARMLS
• 2003-07-22 Sold (Public Records) $78,000 Public Records
• 1998-09-08 Sold (Public Records) $41,800 Public Records
• 1985-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $3,023 · +14.7% YoY. Source: county tax records.