3642 NE 171st St #203 · North Miami Beach, FL 33160

$211,000

1 bd · 1.0 ba · 652 sqft · Condo public records · 89 Days on market

Built 1974 $618/mo HOA · 19% 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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Waterfront living in Eastern Shores. Renovated 1 bedroom, 1.5 bathroom condo offering 652 sq ft with a canal-facing, double length balcony and peaceful water views. The unit features a modernized kitchen (2021), new flooring (2021), and smart home upgrades including smart switches, upgraded outlets, and LED lighting throughout. The layout includes a unique half bath space that can be converted into a private laundry room, as the unit already has washer/dryer hookups installed, or it can remain as a half bath with the addition of a vanity. The A/C was replaced in 2017, and the unit includes a dishwasher for added convenience. Located directly on the canal, the building offers community dock

Key facts

• Modernized kitchen
• Canal facing balcony
• Smart home upgrades

Tags

• CANAL FACING BALCONY
• MODERNIZED KITCHEN
• SMART HOME UPGRADES
• UNIQUE HALF BATH SPACE
• COMMUNITY DOCK SPACES
• BBQ AREA

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association amenities include boat dock, pier, pool, elevators, laundry, trash service, and vehicle wash area

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Smoke detector(s)
• Utilities: Municipal water; Public sewer; Electric service
• Home design: Mid-rise building with 5 stories; Second-floor entry; Canal-front waterfront with a view; Property is attached
• Construction: Effective year built
• Exterior features: Deck; Barbecue; Storm/security shutters; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Second floor entry; Elevator
• Laundry & utility: Washer hookup in common area; Dryer hookup in common area; Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $211k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $211k).
• Recommended offer: $198k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,265/mo this rent would consume 58% 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 $3k of equity ($1k loan paydown + $1k 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.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1974 — 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. 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: 1.55% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 5.4

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,612
• Equity at exit: $66,886

10-year hold

• IRR: 3.9%
• Equity multiple: 1.42×
• Total profit: $24,794
• Equity at exit: $85,032

Cash invested: $59,080 (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: 1870
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,265 medium
• Mortgage (P&I): −$1,107
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$618
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $149

Break-even live

Break-even rent $3,077

Max offer price $211,000

Occupancy floor 90%

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $618 · $7,416/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-09
   days on market $211,000 Active 89 DOM
2. 2026-06-08
   days on market $211,000 Active 88 DOM
3. 2026-06-07
   days on market $211,000 Active 87 DOM
4. 2026-06-04
   days on market $211,000 Active 84 DOM
5. 2026-06-03
   days on market $211,000 Active 83 DOM
6. 2026-06-02
   days on market $211,000 Active 82 DOM
7. 2026-06-01
   days on market $211,000 Active 81 DOM
8. 2026-05-31
   days on market $211,000 Active 80 DOM
9. 2026-04-30
   price $211,000
10. 2026-04-08
    price $219,000
11. 2026-03-23
    price $230,000
12. 2026-03-11
    listed $235,000 Active
13. 2026-03-09
    historical
14. 2026-01-16
    price $234,000
15. 2025-12-07
    listed $249,000 Active
16. 2025-03-21
    historical
17. 2024-06-20
    listed $299,000 Active
18. 2020-03-25
    soldstatus $150,000
19. 1992-07-16
    soldstatus $33,000
20. 1979-08-01
    soldstatus $27,500

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 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 · 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: $39,183
• − Mortgage interest: −$11,819
• − Property taxes: −$2,300
• − Insurance: −$6,174
• − Repairs & maintenance: −$3,135
• − Management: −$3,135
• − HOA: −$7,416
• − Depreciation: −$6,138
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $2,012/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): 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

+667.3% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $211,000 MARMLS
• 2026-04-08 Price Changed $219,000 MARMLS
• 2026-03-23 Price Changed $230,000 MARMLS
• 2026-03-11 Listed $235,000 MARMLS
• 2026-03-09 Listing Removed — MARMLS
• 2026-01-16 Price Changed $234,000 MARMLS
• 2025-12-07 Listed $249,000 MARMLS
• 2025-03-21 Listing Removed — MARMLS
• 2024-06-20 Listed $299,000 MARMLS
• 2020-03-25 Sold (Public Records) $150,000 Public Records
• 1992-07-16 Sold (Public Records) $33,000 Public Records
• 1979-08-01 Sold (Public Records) $27,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,300 · +6.1% YoY. Source: county tax records.