250 NE 160th St · Golden Glades, FL 33162

$499,900

2 bd · 1.0 ba · 1,477 sqft · SingleFamily public records · 18 Days on market

Built 1956 6,600 sqft lot Est $555k · 10% under

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Why this score? — see what drove the D- 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).

• ARV discount +12.0/15.0
• Cash flow +9.1/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

cozy family home 3 bed and 2 bath was designed with family living in mind, very spacious , nice kitchen, good size bedrooms, office space, laundry room, a cute porch and a big fenced back yard, this home has a lot of potential. It also has a new roof and hurricane shutters in all windows, this unique home offers comfort, versatility and exceptional outdoor space with a storage shed. Excellent location !!! close to I 95, palmetto express way and turnpike , easy to show owner occupied.

Key facts

• Office space
• Laundry room
• Hurricane shutters

Tags

• OFFICE SPACE
• LAUNDRY ROOM
• BIG FENCED BACK YARD
• NEW ROOF
• HURRICANE SHUTTERS
• STORAGE SHED

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: 2 covered garage spaces; 2 total garage spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; Faces south; Resale property
• Construction: Block construction
• Exterior features: Fence; Porch; Open patio; Patio; Shed(s)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Main-level primary bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Den; Eat-in kitchen; First floor entry; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $431k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (22.0% below list).
• Recommended offer: $390k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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.
• Zoned schools: Linda Lentin K-8 Center (math 27% / reading 36%, grade F, #1,841 of 2,144 statewide, top 86%, 674 students, 76% FRL); John F. Kennedy Middle School (math 47% / reading 55%, grade C, #237 of 571 statewide, top 43%, 1,074 students, 67% 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 34% at this address vs 50% district-wide (-16 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 (-1.6%/yr); 287 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,897/mo this rent would consume 77% 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 $3k of loan paydown is wiped out by about $15k 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 18 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $149k; list at $500k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $389,749 (22.0% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $555,352
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 NE 164th St	0.30mi	3/2.0 (+1)	1,408 (-5%)	2mo	$575,000	$408	68
285 NE 165th St	0.38mi	3/2.0 (+1)	1,380 (-7%)	1mo	$405,000	$293	62
535 NE 162nd St	0.39mi	3/2.0 (+1)	1,601 (+8%)	7mo	$505,000	$315	53
341 NE 164th St	0.30mi	3/2.0 (+1)	1,264 (-14%)	3mo	$474,999	$376	51
15615 NE 5th Ct	0.42mi	3/2.0 (+1)	1,309 (-11%)	5mo	$335,000	$256	48
800 NE 155th Ter	0.75mi	3/2.5 (+1)	1,689 (+14%)	9mo	$650,000	$385	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -25.3%
• Equity multiple: 0.16×
• Total profit: $-117,097
• Equity at exit: $74,537

10-year hold

• IRR: -34.5%
• Equity multiple: -0.27×
• Total profit: $-177,689
• Equity at exit: $43,222

Cash invested: $139,972 (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: 287
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,897 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$638 /mo · $7,651/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $-388

Break-even live

Break-even rent $4,389

Max offer price $431,291

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-247	+0% $-388	+5% $-530	+10% $-671
Rent	-10% $-696	-5% $-542	+0% $-388	+5% $-234	+10% $-80
Rate	-1.0pp $-137	-0.5pp $-261	base $-388	+0.5pp $-518	+1.0pp $-650

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $499,900 Active 18 DOM
2. 2026-06-18
   days on market $499,900 Active 15 DOM
3. 2026-06-17
   days on market $499,900 Active 14 DOM
4. 2026-06-16
   days on market $499,900 Active 13 DOM
5. 2026-06-15
   days on market $499,900 Active 12 DOM
6. 2026-06-13
   days on market $499,900 Active 10 DOM
7. 2026-06-09
   days on market $499,900 Active 6 DOM
8. 2026-06-08
   days on market $499,900 Active 5 DOM
9. 2026-06-07
   days on market $499,900 Active 4 DOM
10. 2026-06-04
    remarks 488-char remark
11. 2026-06-04
    listed $499,900 Active 1 DOM

ⓘ 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: $7,651 · $638/mo
• Projected year-2 tax: $7,651 · $638/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 (shaded) · 20% 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: $46,770
• − Mortgage interest: −$28,002
• − Property taxes: −$7,651
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,742
• − Management: −$3,742
• − Depreciation: −$14,543
• Taxable loss: −$13,408
• Est. tax savings @ 24.0%: +$3,218
• After-tax cash flow: $-1,443/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, 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

+426.2% since first listed

4 events — show timeline

• 2026-06-03 Listed $499,900 MARMLS
• 2004-05-28 Sold (Public Records) $149,000 Public Records
• 2002-08-06 Sold (Public Records) $124,000 Public Records
• 1996-06-20 Sold (Public Records) $95,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $7,651 · +254.3% YoY. Source: county tax records.