2025 NE 164th St #907 · North Miami Beach, FL 33162

$150,000

1 bd · 1.0 ba · 790 sqft · Condo public records · 204 Days on market

Built 1970 $501/mo HOA · 15% of rent

---

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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! OK to lease first year. This is your chance to own a spacious and bright 1bed/1,5bath condo with a beautiful view of the canal and the city. Tile floors thru-out. Gated community. Location is great, close to shops, beaches, parks, Aventura Mall. Building has just reopened after passing final inspections and having been certified as Safe Structure by the Miami-Dade County. To carry out the repair work, the owner paid 3 special assessments in full. The AC is almost new. The building is still undergoing renovations, but is suitable for habitation & some are already living. Great opportunity for an investor or end user. Tenant Occupied. Lease $1450/month ends

Key facts

• Gated community
• $501 HOA
• Parking

Tags

• GATED COMMUNITY
• CERTIFIED AS SAFE STRUCTURE
• UNDERGOING RENOVATIONS

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, hot water, insurance, pool(s), sewer, trash and water; Community amenities include pool and elevators

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Complex is fenced; Security guard
• Utilities: Water service included in association; Sewer service included in association; Trash service included in association
• Home design: Condominium in a 10-story building; Entry on level 9; Has a view; Has property attached
• Construction: Block construction; Resale property
• Exterior features: Canal access; Association pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Walk-in closet(s); Tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 $3,319/mo this rent would consume 66% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 8y ago; this cycle's ask is 10245% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $104k; 44% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1970 — 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: 2.21% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.72%
• DSCR: 2.50
• GRM: 3.8

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: 9.3%
• Equity multiple: 1.35×
• Total profit: $14,536
• Equity at exit: $22,365

10-year hold

• IRR: 14.4%
• Equity multiple: 1.93×
• Total profit: $39,166
• Equity at exit: $12,969

Cash invested: $42,000 (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: 3.8×

Monthly cashflow live

• Estimated rent: $3,319 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$501
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $754

Break-even live

Break-even rent $2,365

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $839	-5% $796	+0% $754	+5% $711	+10% $669
Rent	-10% $492	-5% $623	+0% $754	+5% $885	+10% $1,016
Rate	-1.0pp $829	-0.5pp $792	base $754	+0.5pp $715	+1.0pp $675

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $501 · $6,012/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $150,000 Active 204 DOM
2. 2026-06-17
   days on market $150,000 Active 203 DOM
3. 2026-06-16
   days on market $150,000 Active 202 DOM
4. 2026-06-15
   days on market $150,000 Active 201 DOM
5. 2026-06-13
   days on market $150,000 Active 199 DOM
6. 2026-06-09
   days on market $150,000 Active 195 DOM
7. 2026-06-08
   days on market $150,000 Active 194 DOM
8. 2026-06-07
   days on market $150,000 Active 193 DOM
9. 2026-06-04
   days on market $150,000 Active 190 DOM
10. 2026-06-03
    days on market $150,000 Active 189 DOM
11. 2026-06-02
    days on market $150,000 Active 188 DOM
12. 2026-06-01
    days on market $150,000 Active 187 DOM
13. 2026-05-31
    days on market $150,000 Active 186 DOM
14. 2026-04-07
    historical $1,450
15. 2026-01-27
    listed $1,450
16. 2026-01-26
    status Active
17. 2026-01-26
    price $150,000
18. 2025-11-24
    listed $130,000 Active
19. 2025-11-21
    historical
20. 2025-11-06
    price $130,000
21. 2025-11-01
    price $135,000
22. 2025-10-28
    historical $1,450
23. 2025-10-27
    price $1,450
24. 2025-10-15
    price $140,000
25. 2025-10-14
    listed $1,500
26. 2025-10-07
    historical $1,450
27. 2025-10-04
    listed $143,000 Active
28. 2025-10-04
    historical
29. 2025-10-03
    price $143,000
30. 2025-09-21
    listed $1,450
31. 2025-09-15
    historical $1,450
32. 2025-09-12
    price $148,000
33. 2025-09-09
    price $1,450
34. 2025-09-02
    price $1,500
35. 2025-08-24
    listed $1,600
36. 2025-06-23
    price $155,000
37. 2025-05-31
    price $160,000
38. 2025-05-17
    price $168,000
39. 2025-05-11
    listed $175,000 Active
40. 2023-11-14
    soldstatus $104,500
41. 2023-11-10
    status Active
42. 2023-07-25
    status Pending
43. 2023-06-02
    price $110,000
44. 2023-05-28
    price $120,000
45. 2023-05-06
    status Active
46. 2023-05-05
    listed $135,000
47. 2023-05-05
    historical
48. 2022-11-03
    historical
49. 2022-10-15
    listed $125,000 Active
50. 2022-10-13
    historical

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$147/yr (+$12/mo · 13.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 92% 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: $39,826
• − Mortgage interest: −$8,402
• − Property taxes: −$1,098
• − Insurance: −$5,868
• − Repairs & maintenance: −$3,186
• − Management: −$3,186
• − HOA: −$6,012
• − Depreciation: −$4,364
• Taxable income: $7,710
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $7,195/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

-96.4% since first listed

51 events — show timeline

• 2026-04-07 Rental Removed $1,450 MARMLS
• 2026-01-27 Listed for Rent $1,450 MARMLS
• 2026-01-26 Relisted — MARMLS
• 2026-01-26 Price Changed $150,000 MARMLS
• 2025-11-24 Listed $130,000 MARMLS
• 2025-11-21 Listing Removed — MARMLS
• 2025-11-06 Price Changed $130,000 MARMLS
• 2025-11-01 Price Changed $135,000 MARMLS
• 2025-10-28 Rental Removed $1,450 MARMLS
• 2025-10-27 Price Changed $1,450 MARMLS
• 2025-10-15 Price Changed $140,000 MARMLS
• 2025-10-14 Listed for Rent $1,500 MARMLS
• 2025-10-07 Rental Removed $1,450 MARMLS
• 2025-10-04 Listing Removed — MARMLS
• 2025-10-04 Listed $143,000 MARMLS
• 2025-10-03 Price Changed $143,000 MARMLS
• 2025-09-21 Listed for Rent $1,450 MARMLS
• 2025-09-15 Rental Removed $1,450 MARMLS
• 2025-09-12 Price Changed $148,000 MARMLS
• 2025-09-09 Price Changed $1,450 MARMLS
• 2025-09-02 Price Changed $1,500 MARMLS
• 2025-08-24 Listed for Rent $1,600 MARMLS
• 2025-06-23 Price Changed $155,000 MARMLS
• 2025-05-31 Price Changed $160,000 MARMLS
• 2025-05-17 Price Changed $168,000 MARMLS
• 2025-05-11 Listed $175,000 MARMLS
• 2023-11-14 Sold (Public Records) $104,500 Public Records
• 2023-11-10 Relisted — MARMLS
• 2023-07-25 Pending — MARMLS
• 2023-06-02 Price Changed $110,000 MARMLS
• 2023-05-28 Price Changed $120,000 MARMLS
• 2023-05-06 Relisted — MARMLS
• 2023-05-05 Listing Removed — MARMLS
• 2023-05-05 Listed $135,000 MARMLS
• 2022-11-03 Listing Removed — MARMLS
• 2022-10-15 Listed $125,000 MARMLS
• 2022-10-13 Listing Removed — MARMLS
• 2022-09-14 Price Changed $125,000 MARMLS
• 2022-01-10 Listed $130,000 MARMLS
• 2020-10-08 Sold (Public Records) $128,000 Public Records
• 2020-10-02 Sold (MLS) $128,000 MARMLS
• 2020-09-01 Contingent — MARMLS
• 2020-06-22 Listed $133,000 MARMLS
• 2018-05-23 Sold (Public Records) $125,000 Public Records
• 2018-03-28 Pending — MARMLS
• 2018-03-21 Listing Removed — MARMLS
• 2018-01-10 Listed $134,999 MARMLS
• 1999-12-30 Sold (Public Records) $26,000 Public Records
• 1999-12-30 Sold (Public Records) $26,000 Public Records
• 1993-09-13 Sold (Public Records) $25,000 Public Records
• 1983-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $1,098 · -0.2% YoY. Source: county tax records.