17090 NE 14th Ave #312 · North Miami Beach, FL 33162

$119,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 36 Days on market

Built 1964

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

Listing remarks MLS

EXTREMELY RARE 2 BEDROOMS AND 2 BATHROOMS AT THE MAR-LEN GARDEN. , THIS ONE IS WITH CENTRAL AIR (WOW) AND NICELY LOCATED. TILE FLOOR THROUGHOUT, LARGE SCREENED IN PATIO WITH SHUTTERS, WILL SELL ALL FURNISHED AND TURNKEY, READY TO GO. DONT MISS IT! LOCATED IN BUILDING 4, QUIET VIEWS ON THE GARDEN, FAR AWAY FROM STREET NOISE. THE MAR-LEN GARDEN IS A HOPA VERIFIED COMMUNITY WITH LOTS OF ACTIVITIES AND FUN. COOP WITH THE LAND LEASE AND THE TAXES INCLUDED IN THE MAINTENANCE FEES. CASH ONLY, NO RENTAL 1ST YEAR, THEN ONCE A YEAR FOR A MAX OF 3 MONTHS, GATED COMMUNITY WITH 2 POOLS, A CLUBHOUSE, A LIBRARY AND A GYM. LOCATED ONLY 3 MILES TO THE BEACH!!!! CLOSED TO THE RESTAURANTS & STORES.

Key facts

• Gated community
• Clubhouse
• Exercise room

Tags

• GATED COMMUNITY
• SCREENED BALCONY
• EXERCISE ROOM
• CLUBHOUSE
• WALKING DISTANCE TO THE MALL
• MINUTES TO THE BEACHES

Property features AI

Finance

• Other: Heated pool
• Financial info: Monthly land lease payment; Pets not allowed
• HOA & community: Monthly HOA fee (includes association management, amenities, common areas, hot water, insurance, laundry, legal/accounting, parking, pest control, pool(s), recreation facilities, roof, sewer, security, trash, water); Association amenities: billiard room, bike storage, business center, clubhouse, elevator(s), fitness center, laundry, library, pool, sauna, storage, trash; Senior community; HOA fees collected monthly

Exterior

• Parking: One assigned space; Garage with opener
• Security: Closed-circuit cameras; Complex fenced; Fire alarm; Key card entry; Phone entry; Smoke detectors
• Utilities: Electric water heater
• Home design: 3-story building; Entry on level 3; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Courtyard; Deck; Fence; Screened porch/deck

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Handicap access; Custom mirrors; Split bedrooms; Walk-in closet(s); Elevator; Other interior features
• Laundry & utility: Washer included; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 $3,305/mo this rent would consume 65% 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 $823 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% of rent.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.78% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 3.0

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,567
• Equity at exit: $17,743

10-year hold

• IRR: 3.3%
• Equity multiple: 1.17×
• Total profit: $5,649
• Equity at exit: $10,289

Cash invested: $33,320 (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: 3.0×

Monthly cashflow live

• Estimated rent: $3,305 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 4 same-building comps: −$906
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $466

Break-even live

Break-even rent $2,715

Max offer price $119,000

Occupancy floor 81%

Sensitivity live

Price	-10% $533	-5% $500	+0% $466	+5% $432	+10% $399
Rent	-10% $205	-5% $335	+0% $466	+5% $596	+10% $727
Rate	-1.0pp $526	-0.5pp $496	base $466	+0.5pp $435	+1.0pp $404

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $119,000 Active 36 DOM
2. 2026-06-17
   days on market $119,000 Active 35 DOM
3. 2026-06-16
   days on market $119,000 Active 34 DOM
4. 2026-06-15
   days on market $119,000 Active 33 DOM
5. 2026-06-13
   pricedays on market $119,000 Active 31 DOM
6. 2026-06-09
   days on market $125,000 Active 27 DOM
7. 2026-06-08
   days on market $125,000 Active 26 DOM
8. 2026-06-07
   days on market $125,000 Active 25 DOM
9. 2026-06-04
   days on market $125,000 Active 22 DOM
10. 2026-06-03
    days on market $125,000 Active 21 DOM
11. 2026-06-02
    days on market $125,000 Active 20 DOM
12. 2026-06-01
    days on market $125,000 Active 19 DOM
13. 2026-05-31
    days on market $125,000 Active 18 DOM
14. 2026-05-13
    listed $125,000 Active
15. 2025-12-30
    historical
16. 2025-03-01
    listed $138,000 Active
17. 2022-06-24
    soldstatus $135,000 Closed 695-char remark

    Show marketing remark (695 chars)

    EXTREMELY RARE 2 BEDROOMS AND 2 BATHROOMS AT THE MAR-LEN GARDEN. , THIS ONE IS WITH CENTRAL AIR (WOW) AND NICELY LOCATED. TILE FLOOR THROUGHOUT, LARGE SCREENED IN PATIO WITH SHUTTERS, WILL SELL ALL FURNISHED AND TURNKEY, READY TO GO. DONT MISS IT! LOCATED IN BUILDING 4, QUIET VIEWS ON THE GARDEN, FAR AWAY FROM STREET NOISE. THE MAR-LEN GARDEN IS A HOPA VERIFIED COMMUNITY WITH LOTS OF ACTIVITIES AND FUN. COOP WITH THE LAND LEASE AND THE TAXES INCLUDED IN THE MAINTENANCE FEES. CASH ONLY, NO RENTAL 1ST YEAR, THEN ONCE A YEAR FOR A MAX OF 3 MONTHS, GATED COMMUNITY WITH 2 POOLS, A CLUBHOUSE, A LIBRARY AND A GYM. LOCATED ONLY 3 MILES TO THE BEACH!!!! CLOSED TO THE RESTAURANTS & STORES.

18. 2022-05-18
    historical Active Under Contract 695-char remark

    Show marketing remark (695 chars)

    EXTREMELY RARE 2 BEDROOMS AND 2 BATHROOMS AT THE MAR-LEN GARDEN. , THIS ONE IS WITH CENTRAL AIR (WOW) AND NICELY LOCATED. TILE FLOOR THROUGHOUT, LARGE SCREENED IN PATIO WITH SHUTTERS, WILL SELL ALL FURNISHED AND TURNKEY, READY TO GO. DONT MISS IT! LOCATED IN BUILDING 4, QUIET VIEWS ON THE GARDEN, FAR AWAY FROM STREET NOISE. THE MAR-LEN GARDEN IS A HOPA VERIFIED COMMUNITY WITH LOTS OF ACTIVITIES AND FUN. COOP WITH THE LAND LEASE AND THE TAXES INCLUDED IN THE MAINTENANCE FEES. CASH ONLY, NO RENTAL 1ST YEAR, THEN ONCE A YEAR FOR A MAX OF 3 MONTHS, GATED COMMUNITY WITH 2 POOLS, A CLUBHOUSE, A LIBRARY AND A GYM. LOCATED ONLY 3 MILES TO THE BEACH!!!! CLOSED TO THE RESTAURANTS & STORES.

19. 2022-05-09
    status Active 695-char remark

    Show marketing remark (695 chars)

    EXTREMELY RARE 2 BEDROOMS AND 2 BATHROOMS AT THE MAR-LEN GARDEN. , THIS ONE IS WITH CENTRAL AIR (WOW) AND NICELY LOCATED. TILE FLOOR THROUGHOUT, LARGE SCREENED IN PATIO WITH SHUTTERS, WILL SELL ALL FURNISHED AND TURNKEY, READY TO GO. DONT MISS IT! LOCATED IN BUILDING 4, QUIET VIEWS ON THE GARDEN, FAR AWAY FROM STREET NOISE. THE MAR-LEN GARDEN IS A HOPA VERIFIED COMMUNITY WITH LOTS OF ACTIVITIES AND FUN. COOP WITH THE LAND LEASE AND THE TAXES INCLUDED IN THE MAINTENANCE FEES. CASH ONLY, NO RENTAL 1ST YEAR, THEN ONCE A YEAR FOR A MAX OF 3 MONTHS, GATED COMMUNITY WITH 2 POOLS, A CLUBHOUSE, A LIBRARY AND A GYM. LOCATED ONLY 3 MILES TO THE BEACH!!!! CLOSED TO THE RESTAURANTS & STORES.

20. 2022-05-05
    status Pending 695-char remark

    Show marketing remark (695 chars)

    EXTREMELY RARE 2 BEDROOMS AND 2 BATHROOMS AT THE MAR-LEN GARDEN. , THIS ONE IS WITH CENTRAL AIR (WOW) AND NICELY LOCATED. TILE FLOOR THROUGHOUT, LARGE SCREENED IN PATIO WITH SHUTTERS, WILL SELL ALL FURNISHED AND TURNKEY, READY TO GO. DONT MISS IT! LOCATED IN BUILDING 4, QUIET VIEWS ON THE GARDEN, FAR AWAY FROM STREET NOISE. THE MAR-LEN GARDEN IS A HOPA VERIFIED COMMUNITY WITH LOTS OF ACTIVITIES AND FUN. COOP WITH THE LAND LEASE AND THE TAXES INCLUDED IN THE MAINTENANCE FEES. CASH ONLY, NO RENTAL 1ST YEAR, THEN ONCE A YEAR FOR A MAX OF 3 MONTHS, GATED COMMUNITY WITH 2 POOLS, A CLUBHOUSE, A LIBRARY AND A GYM. LOCATED ONLY 3 MILES TO THE BEACH!!!! CLOSED TO THE RESTAURANTS & STORES.

21. 2022-03-06
    listed $135,000 Active 695-char remark

    Show marketing remark (695 chars)

    EXTREMELY RARE 2 BEDROOMS AND 2 BATHROOMS AT THE MAR-LEN GARDEN. , THIS ONE IS WITH CENTRAL AIR (WOW) AND NICELY LOCATED. TILE FLOOR THROUGHOUT, LARGE SCREENED IN PATIO WITH SHUTTERS, WILL SELL ALL FURNISHED AND TURNKEY, READY TO GO. DONT MISS IT! LOCATED IN BUILDING 4, QUIET VIEWS ON THE GARDEN, FAR AWAY FROM STREET NOISE. THE MAR-LEN GARDEN IS A HOPA VERIFIED COMMUNITY WITH LOTS OF ACTIVITIES AND FUN. COOP WITH THE LAND LEASE AND THE TAXES INCLUDED IN THE MAINTENANCE FEES. CASH ONLY, NO RENTAL 1ST YEAR, THEN ONCE A YEAR FOR A MAX OF 3 MONTHS, GATED COMMUNITY WITH 2 POOLS, A CLUBHOUSE, A LIBRARY AND A GYM. LOCATED ONLY 3 MILES TO THE BEACH!!!! CLOSED TO THE RESTAURANTS & STORES.

22. 2010-04-05
    soldstatus $52,000
23. 2009-10-07
    listed $68,000

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,663 · $139/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 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 30 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: $39,656
• − Mortgage interest: −$6,666
• − Property taxes: −$1,663
• − Insurance: −$5,714
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − HOA: −$10,872
• − Depreciation: −$3,462
• Taxable income: $4,934
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,406/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

• 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

+83.8% since first listed

10 events — show timeline

• 2026-05-13 Listed $125,000 MARMLS
• 2025-12-30 Listing Removed — MARMLS
• 2025-03-01 Listed $138,000 MARMLS
• 2022-06-24 Sold (MLS) $135,000 MARMLS
• 2022-05-18 Contingent — MARMLS
• 2022-05-09 Relisted — MARMLS
• 2022-05-05 Pending — MARMLS
• 2022-03-06 Listed $135,000 MARMLS
• 2010-04-05 Sold (MLS) $52,000 Beaches MLS
• 2009-10-07 Listed $68,000 Beaches MLS

Property tax history

+4.7%/yr

Latest (2025): $1,663 · +1.9% YoY. Source: county tax records.