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

$125,000

2 bd · 2.0 ba · 1,200 sqft · Townhouse · 294 Days on market

Built 1970 Good condition $104/sqft · 28% below area Est $173k · 28% 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 ($18k/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 24.8% vs local median 3.5% 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); 398 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,534/mo this rent would consume 70% 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 294 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 294 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: 2.83% ✓
• Cap rate: 24.80%
• Cash-on-cash: 66.11%
• DSCR: 3.94
• GRM: 2.9

CMA / ARV

• ARV (median comp): $172,524
• List price: $125,000
• Delta: -27.55%
• 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%)	2mo	$190,000	$156	71
16750 NE 14th Ave #212	0.19mi	2/2.0	960 (-20%)	6mo	$115,000	$120	61
16450 Miami Dr #503	0.51mi	2/2.0	1,077 (-10%)	1mo	$210,000	$195	59
18555 NE 14th Ave Unit 502-B	0.95mi	2/2.0	1,146 (-4%)	1mo	$150,000	$131	57
1351 NE Miami Gardens Dr Unit 1605E	0.92mi	2/2.0	1,140 (-5%)	2mo	$155,000	$136	55
2040 NE 167 Th Unit 3-128	0.90mi	3/2.5 (+1)	1,182 (-2%)	1mo	$322,000	$272	55
2196 NE 167th St Unit 1-114	1.01mi	3/2.5 (+1)	1,182 (-2%)	2mo	$307,000	$260	54
2054 NE 167th St Unit 3-122	1.01mi	3/2.5 (+1)	1,182 (-2%)	2mo	$310,000	$262	54
1200 NE Miami Gardens Dr Unit 606W	0.83mi	2/2.0	1,283 (+7%)	1mo	$220,000	$171	52
1481 NE Miami Gardens Dr #168	0.88mi	2/2.0	1,132 (-6%)	5mo	$105,000	$93	52
2075 NE 164th St #105	0.93mi	2/2.0	1,042 (-13%)	2mo	$225,000	$216	42
2075 NE 164th St #816	0.93mi	2/1.0	1,013 (-16%)	0mo	$220,000	$217	36

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: 45.4%
• Equity multiple: 2.87×
• Total profit: $65,350
• Equity at exit: $18,638

10-year hold

• IRR: 49.7%
• Equity multiple: 5.04×
• Total profit: $141,320
• 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: 64 active · 19 under contract
• Months of supply: 38.4 mo (3%/mo absorbed)
• Median asking: $229,500 ($203/sqft)
• Median days on market: 130 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -29.0% 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: 398
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $3,534 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: −$742
• Net cashflow: $1,502

Break-even live

Break-even rent $1,633

Max offer price $125,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,588	-5% $1,545	+0% $1,502	+5% $1,459	+10% $1,415
Rent	-10% $1,223	-5% $1,362	+0% $1,502	+5% $1,641	+10% $1,781
Rate	-1.0pp $1,565	-0.5pp $1,534	base $1,502	+0.5pp $1,469	+1.0pp $1,436

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. 2026-09-22
   days on market $125,000 Active 294 DOM
2. 2026-09-20
   days on market $125,000 Active 292 DOM
3. 2026-09-18
   days on market $125,000 Active 290 DOM
4. 2026-09-17
   days on market $125,000 Active 289 DOM
5. 2026-09-16
   days on market $125,000 Active 288 DOM
6. 2026-09-15
   days on market $125,000 Active 287 DOM
7. 2026-09-13
   days on market $125,000 Active 285 DOM
8. 2026-09-12
   days on market $125,000 Active 284 DOM
9. 2026-09-11
   days on market $125,000 Active 283 DOM
10. 2026-09-06
    days on market $125,000 Active 277 DOM
11. 2026-09-04
    days on market $125,000 Active 276 DOM
12. 2026-08-31
    days on market $125,000 Active 272 DOM
13. 2026-08-29
    days on market $125,000 Active 270 DOM
14. 2026-08-28
    days on market $125,000 Active 269 DOM
15. 2026-08-27
    days on market $125,000 Active 268 DOM
16. 2026-08-26
    days on market $125,000 Active 267 DOM
17. 2026-08-25
    days on market $125,000 Active 266 DOM
18. 2026-08-23
    days on market $125,000 Active 264 DOM
19. 2026-08-21
    days on market $125,000 Active 262 DOM
20. 2026-08-20
    days on market $125,000 Active 261 DOM
21. 2026-08-19
    days on market $125,000 Active 260 DOM
22. 2026-08-16
    days on market $125,000 Active 257 DOM
23. 2026-08-14
    days on market $125,000 Active 255 DOM
24. 2026-08-13
    days on market $125,000 Active 254 DOM
25. 2026-08-12
    days on market $125,000 Active 253 DOM
26. 2026-08-11
    days on market $125,000 Active 252 DOM
27. 2026-08-10
    days on market $125,000 Active 251 DOM
28. 2026-08-09
    days on market $125,000 Active 250 DOM
29. 2026-08-08
    days on market $125,000 Active 249 DOM
30. 2026-08-05
    days on market $125,000 Active 246 DOM
31. 2026-08-04
    days on market $125,000 Active 245 DOM
32. 2026-08-03
    days on market $125,000 Active 244 DOM
33. 2026-07-31
    days on market $125,000 Active 241 DOM
34. 2026-07-24
    days on market $125,000 Active 234 DOM
35. 2026-07-23
    days on market $125,000 Active 233 DOM
36. 2026-07-22
    days on market $125,000 Active 232 DOM
37. 2026-07-21
    days on market $125,000 Active 231 DOM
38. 2026-07-20
    days on market $125,000 Active 230 DOM
39. 2026-07-18
    days on market $125,000 Active 228 DOM
40. 2026-07-16
    days on market $125,000 Active 226 DOM
41. 2026-07-15
    days on market $125,000 Active 225 DOM
42. 2026-07-13
    days on market $125,000 Active 223 DOM
43. 2026-07-13
    days on market $125,000 Active 222 DOM
44. 2026-07-11
    days on market $125,000 Active 221 DOM
45. 2026-07-10
    days on market $125,000 Active 220 DOM
46. 2026-07-09
    days on market $125,000 Active 219 DOM
47. 2026-07-07
    days on market $125,000 Active 217 DOM
48. 2026-07-06
    days on market $125,000 Active 216 DOM
49. 2026-07-06
    days on market $125,000 Active 215 DOM
50. 2026-07-05
    days on market $125,000 Active 214 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: $42,412
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$5,744
• − Repairs & maintenance: −$3,393
• − Management: −$3,393
• − Depreciation: −$3,636
• Taxable income: $17,370
• Est. tax owed @ 24.0%: −$4,169
• After-tax cash flow: $13,852/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%
• 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%

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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