3665 NE 167th St #409 · North Miami Beach, FL 33160

$329,000

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 102 Days on market

Built 1973 $628/mo HOA · 16% of rent

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Why this score? — see what drove the C 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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.3/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

Key facts

• New ac unit
• New water heater
• Intracoastal view

Tags

• INTRACOASTAL VIEW
• UPDATED KITCHEN
• NEW WATER HEATER
• NEW AC UNIT
• FIVE-MINUTE WALK OF CAFES
• THIRTY MINUTES FROM AIRPORT

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include boat dock, laundry facilities, pool, and elevators; HOA covers cable TV, insurance, laundry, parking, pool(s), sewer, trash, and water

Exterior

• Parking: 1 covered garage space; Guest parking available
• Security: Phone entry
• Utilities: Public water; Public sewer; Electric service
• Home design: Attached property; Total of 5 stories; Entry on 4th floor; Effective year built
• Construction: Block construction
• Exterior features: Balcony (open); Association pool; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Entrance foyer; Elevator; First floor entry; Handicap access; Kitchen island; Closet cabinetry; Walk-in closets
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (13.8% below list).
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $284k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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.
• Market conditions: Rents flat; 1878 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,916/mo this rent would consume 70% 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 $4k of equity ($2k loan paydown + $2k 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 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $195k; list at $329k implies a 69% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,600 (13.8% 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 102 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.19% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 7.0

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: -5.7%
• Equity multiple: 0.73×
• Total profit: $-24,992
• Equity at exit: $104,291

10-year hold

• IRR: -1.9%
• Equity multiple: 0.80×
• Total profit: $-18,547
• Equity at exit: $132,585

Cash invested: $92,120 (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: 1878
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,916 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$434 /mo · $5,205/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$628
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $-257

Break-even live

Break-even rent $4,241

Max offer price $283,600

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-164	+0% $-257	+5% $-350	+10% $-443
Rent	-10% $-566	-5% $-412	+0% $-257	+5% $-102	+10% $52
Rate	-1.0pp $-91	-0.5pp $-173	base $-257	+0.5pp $-342	+1.0pp $-429

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	2325	$18,000	$7.74	3d	9	1.17mi

HOA detail condo

• Monthly dues: $628 · $7,536/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $329,000 Active 102 DOM
2. 2026-06-18
   days on market $329,000 Active 99 DOM
3. 2026-06-17
   days on market $329,000 Active 98 DOM
4. 2026-06-16
   days on market $329,000 Active 97 DOM
5. 2026-06-15
   days on market $329,000 Active 96 DOM
6. 2026-06-13
   days on market $329,000 Active 94 DOM
7. 2026-06-09
   days on market $329,000 Active 90 DOM
8. 2026-06-08
   days on market $329,000 Active 89 DOM
9. 2026-06-07
   days on market $329,000 Active 88 DOM
10. 2026-06-04
    days on market $329,000 Active 85 DOM
11. 2026-06-03
    days on market $329,000 Active 84 DOM
12. 2026-06-02
    days on market $329,000 Active 83 DOM
13. 2026-06-01
    days on market $329,000 Active 82 DOM
14. 2026-05-31
    days on market $329,000 Active 81 DOM
15. 2026-03-11
    listed $329,000 Active
16. 2021-09-16
    historical 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

17. 2021-08-09
    soldstatus $195,000
18. 2021-07-30
    soldstatus $195,000 Closed 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

19. 2021-06-29
    status Pending 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

20. 2021-06-28
    historical Active Under Contract 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

21. 2021-06-25
    status Active 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

22. 2021-06-03
    historical Active Under Contract 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

23. 2021-05-08
    listed $210,000 Active 769-char remark

    Show marketing remark (769 chars)

    Very Desirable Corner Unit with no neighbors on either side. Unit features wood like ceramic tile throughout, Samsung stainless steel appliances, and open concept living/kitchen & dinning. There's 2 sets of sliding doors to the long balcony which allows a lot of sunlight into the living space. Every window has partial views of the canal and the beautiful sunny isles skyline. This unit is the largest model in the building and also has a large master bedroom and updated baths. Storage unit right next door and laundry room on same floor. There is an assigned covered parking space plus a decent amount of guest parking if there's a second vehicle. Eastern shores is unique police gated community walking distant to the supermarket, Ipic, shops & dinning.

24. 2013-11-07
    soldstatus $135,000

    Show marketing remark (432 chars)

    Spacious 2 bedrooms, 2 baths condo. In the established Eastern Shores Community. This unit features an ample living room, oversize master bedroom, large balcony and generous closet space. Bring your ideas for a total remodeling to make this unit your home . Small building with pool and common dock spaces. Convenient location near transportation and shopping centers. Within short drive of Sunny Isles Beach and the Aventura Mall.

25. 2013-11-07
    soldstatus $135,000 Sold 432-char remark

    Show marketing remark (432 chars)

    Spacious 2 bedrooms, 2 baths condo. In the established Eastern Shores Community. This unit features an ample living room, oversize master bedroom, large balcony and generous closet space. Bring your ideas for a total remodeling to make this unit your home . Small building with pool and common dock spaces. Convenient location near transportation and shopping centers. Within short drive of Sunny Isles Beach and the Aventura Mall.

26. 2013-10-26
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Spacious 2 bedrooms, 2 baths condo. In the established Eastern Shores Community. This unit features an ample living room, oversize master bedroom, large balcony and generous closet space. Bring your ideas for a total remodeling to make this unit your home . Small building with pool and common dock spaces. Convenient location near transportation and shopping centers. Within short drive of Sunny Isles Beach and the Aventura Mall.

27. 2013-07-27
    listed $139,800 Active 432-char remark

    Show marketing remark (432 chars)

    Spacious 2 bedrooms, 2 baths condo. In the established Eastern Shores Community. This unit features an ample living room, oversize master bedroom, large balcony and generous closet space. Bring your ideas for a total remodeling to make this unit your home . Small building with pool and common dock spaces. Convenient location near transportation and shopping centers. Within short drive of Sunny Isles Beach and the Aventura Mall.

28. 1997-12-30
    soldstatus $75,000

ⓘ 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: $5,205 · $434/mo
• Projected year-2 tax: $5,205 · $434/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 · 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: $46,993
• − Mortgage interest: −$18,429
• − Property taxes: −$5,205
• − Insurance: −$6,764
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − HOA: −$7,536
• − Depreciation: −$9,571
• Taxable loss: −$8,031
• Est. tax savings @ 24.0%: +$1,927
• After-tax cash flow: $-1,157/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)

No district data.

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: 34,147
• 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

+338.7% since first listed

14 events — show timeline

• 2026-03-11 Listed $329,000 MARMLS
• 2021-09-16 Listing Removed — MARMLS
• 2021-08-09 Sold (Public Records) $195,000 Public Records
• 2021-07-30 Sold (MLS) $195,000 MARMLS
• 2021-06-29 Pending — MARMLS
• 2021-06-28 Contingent — MARMLS
• 2021-06-25 Relisted — MARMLS
• 2021-06-03 Contingent — MARMLS
• 2021-05-08 Listed $210,000 MARMLS
• 2013-11-07 Sold (Public Records) $135,000 Public Records
• 2013-11-07 Sold (MLS) $135,000 MARMLS
• 2013-10-26 Pending — MARMLS
• 2013-07-27 Listed $139,800 MARMLS
• 1997-12-30 Sold (Public Records) $75,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $5,205 · +3.5% YoY. Source: county tax records.