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

$125,000

2 bd · 2.0 ba · 1,200 sqft · Townhouse · 341 Days on market

Built 1970 Good condition $104/sqft · 21% below area Est $159k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Tropical paradise! Furnished and equipped 2 bedrooms in very good condition in very quiet and secured gated community. 2 pools, GYM, clubhouse, sauna. 10 minutes to the Beach, Walmart is just a few steps from the door, easy access to all major roads, and very close to Aventura mall.

Key facts

• Gated community
• Clubhouse
• Sauna

Tags

• GATED COMMUNITY
• 2 POOLS
• CLUBHOUSE
• SAUNA
• EASY ACCESS TO MAJOR ROADS
• CLOSE TO AVENTURA MALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 5.0% 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.
• Zoned schools: Greynolds Park Elementary School (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 527 students, 74% 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 36% at this address vs 50% district-wide (-13 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); 448 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,639/mo this rent would consume 72% of the median local household income ($61k/yr) (locally 21% 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 $864 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.91% ✓
• Cap rate: 25.59%
• Cash-on-cash: 68.93%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (median comp): $158,947
• List price: $125,000
• Delta: -21.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16750 NE 10th Ave #214	0.54mi	2/2.0	1,218 (+2%)	3mo	$190,000	$156	70
16850 S Glades Dr Unit 2g	0.23mi	2/2.0	970 (-19%)	1mo	$157,500	$162	63
16450 Miami Dr #503	0.51mi	2/2.0	1,077 (-10%)	2mo	$210,000	$195	57
1301 NE Miami Gardens Dr Unit 1406W	0.96mi	2/2.0	1,140 (-5%)	0mo	$235,000	$206	56
18555 NE 14th Ave Unit 502-B	0.95mi	2/2.0	1,146 (-4%)	2mo	$150,000	$131	56
2040 NE 167 Th Unit 3-128	0.90mi	3/2.5 (+1)	1,182 (-2%)	3mo	$322,000	$272	53
2054 NE 167th St Unit 3-122	1.01mi	3/2.5 (+1)	1,182 (-2%)	3mo	$310,000	$262	53
2196 NE 167th St Unit 1-114	1.01mi	3/2.5 (+1)	1,182 (-2%)	3mo	$307,000	$260	53
2025 NE 164th St #710	0.89mi	2/2.0	1,112 (-7%)	1mo	$130,000	$117	52
1200 NE Miami Gardens Dr Unit 606W	0.83mi	2/2.0	1,283 (+7%)	3mo	$220,000	$171	51
16950 W Dixie Hwy Unit B320	1.08mi	2/2.0	1,040 (-13%)	1mo	$175,000	$168	42
2075 NE 164th St #816	0.93mi	2/1.0	1,013 (-16%)	2mo	$220,000	$217	34

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: 48.5%
• Equity multiple: 3.01×
• Total profit: $70,287
• Equity at exit: $18,638

10-year hold

• IRR: 52.7%
• Equity multiple: 5.32×
• Total profit: $151,194
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 62 active · 27 under contract
• Months of supply: 31.0 mo (3%/mo absorbed)
• Median asking: $222,500 ($202/sqft)
• Median days on market: 150 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -34.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33162

• Rents YoY: -1.6%
• Active inventory: 448
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $3,639 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $1,584

Break-even live

Break-even rent $1,633

Max offer price $125,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,670	-5% $1,627	+0% $1,584	+5% $1,541	+10% $1,498
Rent	-10% $1,297	-5% $1,440	+0% $1,584	+5% $1,728	+10% $1,871
Rate	-1.0pp $1,647	-0.5pp $1,616	base $1,584	+0.5pp $1,552	+1.0pp $1,519

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $125,000 Active 341 DOM
2. 2026-11-07
   days on market $125,000 Active 340 DOM
3. 2026-11-07
   days on market $125,000 Active 339 DOM
4. 2026-11-05
   days on market $125,000 Active 338 DOM
5. 2026-11-04
   days on market $125,000 Active 337 DOM
6. 2026-11-01
   days on market $125,000 Active 334 DOM
7. 2026-10-31
   days on market $125,000 Active 333 DOM
8. 2026-10-30
   days on market $125,000 Active 332 DOM
9. 2026-10-29
   days on market $125,000 Active 331 DOM
10. 2026-10-27
    days on market $125,000 Active 329 DOM
11. 2026-10-26
    days on market $125,000 Active 328 DOM
12. 2026-10-26
    days on market $125,000 Active 327 DOM
13. 2026-10-24
    days on market $125,000 Active 326 DOM
14. 2026-10-23
    days on market $125,000 Active 325 DOM
15. 2026-10-22
    days on market $125,000 Active 324 DOM
16. 2026-10-21
    days on market $125,000 Active 323 DOM
17. 2026-10-20
    days on market $125,000 Active 322 DOM
18. 2026-10-19
    days on market $125,000 Active 321 DOM
19. 2026-10-18
    days on market $125,000 Active 320 DOM
20. 2026-10-17
    days on market $125,000 Active 319 DOM
21. 2026-10-16
    days on market $125,000 Active 318 DOM
22. 2026-10-15
    days on market $125,000 Active 317 DOM
23. 2026-10-14
    days on market $125,000 Active 316 DOM
24. 2026-10-13
    days on market $125,000 Active 315 DOM
25. 2026-10-12
    days on market $125,000 Active 314 DOM
26. 2026-10-11
    days on market $125,000 Active 313 DOM
27. 2026-10-10
    days on market $125,000 Active 312 DOM
28. 2026-10-09
    days on market $125,000 Active 311 DOM
29. 2026-10-09
    days on market $125,000 Active 310 DOM
30. 2026-10-06
    days on market $125,000 Active 308 DOM
31. 2026-10-05
    days on market $125,000 Active 307 DOM
32. 2026-10-04
    days on market $125,000 Active 306 DOM
33. 2026-10-04
    days on market $125,000 Active 305 DOM
34. 2026-10-03
    days on market $125,000 Active 304 DOM
35. 2026-09-30
    days on market $125,000 Active 302 DOM
36. 2026-09-29
    days on market $125,000 Active 301 DOM
37. 2026-09-28
    days on market $125,000 Active 300 DOM
38. 2026-09-27
    days on market $125,000 Active 299 DOM
39. 2026-09-22
    days on market $125,000 Active 294 DOM
40. 2026-09-20
    days on market $125,000 Active 292 DOM
41. 2026-09-18
    days on market $125,000 Active 290 DOM
42. 2026-09-17
    days on market $125,000 Active 289 DOM
43. 2026-09-16
    days on market $125,000 Active 288 DOM
44. 2026-09-15
    days on market $125,000 Active 287 DOM
45. 2026-09-13
    days on market $125,000 Active 285 DOM
46. 2026-09-12
    days on market $125,000 Active 284 DOM
47. 2026-09-11
    days on market $125,000 Active 283 DOM
48. 2026-09-06
    days on market $125,000 Active 277 DOM
49. 2026-09-04
    days on market $125,000 Active 276 DOM
50. 2026-08-31
    days on market $125,000 Active 272 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $43,662
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$5,744
• − Repairs & maintenance: −$3,493
• − Management: −$3,493
• − Depreciation: −$3,636
• Taxable income: $18,419
• Est. tax owed @ 24.0%: −$4,421
• After-tax cash flow: $14,588/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This property is in good condition with a good exterior and interior. It has a well-maintained pool and landscaping, and is located in a quiet and secure gated community.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and increase the property's value. ↑
• Both Clean the pool and maintain the landscaping — A clean pool and well-maintained landscaping can attract more potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Greynolds Park Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle John F. Kennedy Middle School C FL #237/571 Nat'l #3,276/14,009 High North Miami Beach Senior High F FL #568/667 Nat'l #14,713/17,239

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

A Composite livability gradescore 82/100

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 · 3,126,439 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: 21% of renters

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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%

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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%
• Languages at home: 29% English-only · French/Haitian/Cajun 35% Spanish 30% Other Indo-European 2%

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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

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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

+25.5% since first listed

2 events — show timeline

• 2025-12-04 Price Changed $138,000 ForSaleByOwner.com
• 2025-12-02 Listed $110,000 ForSaleByOwner.com