16030 NE 19th Pl · North Miami Beach, FL 33162

$875,000

4 bd · 4.0 ba · 2,956 sqft · MultiFamily public records · 13 Days on market

Built 1965

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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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent investment opportunity in centrally located North Miami Beach, just off 163rd St. This four-unit property features long-term, month-to-month tenants in place, providing immediate income with strong upside potential. The building consists of one 2-bedroom, 1-bath unit and three 1-bedroom, 1-bath units. The property is in great overall condition, with rents currently below market value, offering an opportunity for future increases and improved returns. Unit highlights include: Unit #1 with granite countertops and central A/C; Units #1–#3 with central A/C; Unit #4 with wall unit A/C. Metal roof installed in 2019. Ideal for investors seeking cash flow with value-add potential i

Key facts

• 4 parking spots
• Built 1965
• Listed 13 days

Property features AI

Finance

• Financial info: Total actual rent: $81,600 annually; Operating expenses: $16,246; Individual unit rents: three 1-bed units at $1,600 each, one 2-bed unit at $2,000; Several units are month-to-month; Rent includes gardener, sewer, and water

Exterior

• Parking: Total of 4 parking spaces
• Security: Security grill work on one unit
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building
• Construction: Block construction; Metal roof; Resale property
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Each unit includes a kitchen with range and refrigerator
• Bedrooms: Four 1-bedroom units (each unit listed as 1 bed); One 2-bedroom unit (listed as 2 beds)
• Flooring: Tile
• Bathrooms: All units have one full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Impact glass windows; Tile flooring
• Laundry & utility: Units have electric meter and circuit breaker

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $875k).
• Cap rate 12.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $13,091/mo this rent would consume 259% 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 $6k of loan paydown is wiped out by about $26k 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 $245k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $65k; list at $875k implies a 1246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $875,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.6

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: 11.9%
• Equity multiple: 1.45×
• Total profit: $111,202
• Equity at exit: $130,465

10-year hold

• IRR: 18.4%
• Equity multiple: 2.32×
• Total profit: $323,807
• Equity at exit: $75,654

Cash invested: $245,000 (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 →

ZIP-level market 33162

• Rents YoY: -1.6%
• Active inventory: 284
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $13,091 medium
• Mortgage (P&I): −$4,589
• Tax from tax record: −$815 /mo · $9,775/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,749
• Net cashflow: $4,574

Break-even live

Break-even rent $7,301

Max offer price $875,000

Occupancy floor 60%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$3,603
▸ 3× units	1	1	$9,489
Total (4 units)			$13,091

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17111 Biscayne Blvd #2 Aventura, FL	3.0	5.5	4071	$20,000	$4.91	24d	1	1.02mi
3200 NE 165th St North Miami Beach, FL	4.0	2.5	2971	$26,500	$8.92	22d	1	1.39mi
3200 NE 165th St North Miami Beach, FL	4.0	2.5	2971	$26,500	$8.92	3d	1	1.39mi

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-04-28
   listed $875,000 Active
3. 2017-06-22
   historical
4. 2016-12-14
   price $455,000
5. 2016-11-29
   price $459,900
6. 2016-04-30
   listed $475,000 Active
7. 2016-04-24
   historical
8. 2016-02-03
   price $500,000
9. 2016-01-06
   price $525,000
10. 2015-10-23
    listed $575,000 Active
11. 1998-12-03
    soldstatus $65,000
12. 1993-09-27
    soldstatus $122,500
13. 1990-07-19
    soldstatus $117,000
14. 1990-07-19
    soldstatus $117,000
15. 1988-12-01
    soldstatus $318,000

ⓘ 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: $9,775 · $815/mo
• Projected year-2 tax: $9,775 · $815/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 (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 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: $157,092
• − Mortgage interest: −$49,014
• − Property taxes: −$9,775
• − Insurance: −$4,375
• − Repairs & maintenance: −$12,567
• − Management: −$12,567
• − Depreciation: −$25,455
• Taxable income: $43,339
• Est. tax owed @ 24.0%: −$10,401
• After-tax cash flow: $44,488/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

• Census place: North Miami Beach, 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

+175.2% since first listed

15 events — show timeline

• 2026-05-11 Pending — MARMLS
• 2026-04-28 Listed $875,000 MARMLS
• 2017-06-22 Listing Removed — MARMLS
• 2016-12-14 Price Changed $455,000 MARMLS
• 2016-11-29 Price Changed $459,900 MARMLS
• 2016-04-30 Listed $475,000 MARMLS
• 2016-04-24 Listing Removed — MARMLS
• 2016-02-03 Price Changed $500,000 MARMLS
• 2016-01-06 Price Changed $525,000 MARMLS
• 2015-10-23 Listed $575,000 MARMLS
• 1998-12-03 Sold (Public Records) $65,000 Public Records
• 1993-09-27 Sold (Public Records) $122,500 Public Records
• 1990-07-19 Sold (Public Records) $117,000 Public Records
• 1990-07-19 Sold (Public Records) $117,000 Public Records
• 1988-12-01 Sold (Public Records) $318,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $9,775 · +7.6% YoY. Source: county tax records.