1470 NE 125th Ter #407 · North Miami, FL 33161

$295,000

2 bd · 2.0 ba · 1,332 sqft · Condo public records · 123 Days on market

Built 1970 $687/mo HOA · 18% of rent

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Why this score? — see what drove the C- 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 +19.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This bright and spacious 3-bedroom, 2-bathroom residence offers 1,332 sq ft of comfortable living space in Three Horizons Condominium in North Miami. The expansive living area is thoughtfully divided into separate living and dining spaces and opens onto a generously sized balcony. All three bedrooms are well-proportioned and feature laminate flooring, ceiling fans, and large impact windows that fill the rooms with natural light. The primary bedroom includes a walk-in closet, while the two additional bedrooms offer built-in closets. Both bathrooms are clean and functional, each equipped with a full tub/shower combination. A water purifier is installed for added convenience, and the A/C unit

Key facts

• Storage room
• New a/c unit
• Walk-in closet

Tags

• GENEROUSLY SIZED BALCONY
• WALK-IN CLOSET
• BUILT-IN CLOSETS
• WATER PURIFIER
• NEW A/C UNIT
• STORAGE ROOM

Property features AI

Finance

• HOA & community: Monthly association fee of $687; Association covers common areas, laundry, sewer and trash; Association amenities include fitness center, pool and elevators; Pets allowed with restrictions (conditional)

Exterior

• Parking: Assigned detached garage parking; 1 covered garage space; Secured garage/parking
• Security: Closed-circuit cameras; Complex fenced; Elevator secured; Intercom
• Utilities: Electric service; Sewer included in association; Trash included in association
• Home design: Attached property (condo/unit in building); 10-story building; Entry located on level 4
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Fence; Association pool

Interior

• Kitchen: Built-in oven; Dishwasher; Refrigerator; Water purifier
• Bedrooms: Bedroom on main level; Den that can serve as a convertible bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans
• Interior features: Impact glass windows; Closet cabinetry; Dining area and separate/formal dining room; Elevator access inside unit; First floor entry; Combined living/dining room; Tub with shower; Walk-in closets; Convertible bedroom (den)
• Laundry & utility: Community laundry included (covered by association)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.1% in North Miami — 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D.
• 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 (-0.7%/yr); 341 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,844/mo this rent would consume 79% of the median local household income ($58k/yr) (locally 3226% 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 $2k of loan paydown is wiped out by about $9k 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 123 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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

• Climate carrying-cost: major flood risk; 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 $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.4

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-36,835
• Equity at exit: $43,985

10-year hold

• IRR: -11.1%
• Equity multiple: 0.45×
• Total profit: $-45,703
• Equity at exit: $25,506

Cash invested: $82,600 (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 33161

• Rents YoY: -0.7%
• Active inventory: 341
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,844 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$338 /mo · $4,057/yr
• Insurance: −$123
• HOA: −$687
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $342

Break-even live

Break-even rent $3,411

Max offer price $295,000

Occupancy floor 86%

Sensitivity live

Price	-10% $509	-5% $425	+0% $342	+5% $258	+10% $175
Rent	-10% $38	-5% $190	+0% $342	+5% $494	+10% $646
Rate	-1.0pp $490	-0.5pp $417	base $342	+0.5pp $265	+1.0pp $188

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	16d	1	1.08mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	1.08mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $295,000 Active 123 DOM
2. 2026-06-18
   days on market $295,000 Active 120 DOM
3. 2026-06-17
   days on market $295,000 Active 119 DOM
4. 2026-06-16
   days on market $295,000 Active 118 DOM
5. 2026-06-15
   days on market $295,000 Active 117 DOM
6. 2026-06-13
   days on market $295,000 Active 115 DOM
7. 2026-06-09
   days on market $295,000 Active 111 DOM
8. 2026-06-08
   days on market $295,000 Active 110 DOM
9. 2026-06-07
   days on market $295,000 Active 109 DOM
10. 2026-06-04
    days on market $295,000 Active 106 DOM
11. 2026-06-03
    days on market $295,000 Active 105 DOM
12. 2026-06-02
    days on market $295,000 Active 104 DOM
13. 2026-06-01
    days on market $295,000 Active 103 DOM
14. 2026-05-31
    days on market $295,000 Active 102 DOM
15. 2026-05-20
    price $295,000
16. 2026-05-18
    status Active
17. 2026-05-16
    historical
18. 2026-02-16
    listed $305,000 Active
19. 2024-12-24
    historical
20. 2024-08-24
    historical $2,400
21. 2024-08-03
    listed $2,400
22. 2024-06-24
    listed $275,000
23. 2024-01-25
    historical $2,350
24. 2024-01-24
    historical
25. 2023-09-12
    listed $2,350
26. 2023-08-22
    price $285,000
27. 2023-08-04
    listed $295,000 Active
28. 2023-03-09
    soldstatus $265,000
29. 2023-02-28
    soldstatus $265,000
30. 2022-12-09
    listed $269,000
31. 2022-03-31
    status Pending
32. 2021-12-31
    historical
33. 2021-12-31
    historical
34. 2021-11-09
    historical Active Under Contract
35. 2021-05-24
    price $169,000
36. 2021-05-05
    listed $189,000 Active
37. 2021-02-05
    historical
38. 2020-10-06
    listed $179,900 Active
39. 2020-08-20
    historical
40. 2020-08-06
    price $189,000
41. 2019-03-11
    price $190,000
42. 2019-02-15
    listed $199,000 Active
43. 2006-04-21
    soldstatus $175,000
44. 2004-03-19
    soldstatus $110,000
45. 2003-09-09
    soldstatus $105,000
46. 1984-03-01
    soldstatus $60,000

ⓘ 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: $4,057 · $338/mo
• Projected year-2 tax: $4,057 · $338/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 X · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $46,129
• − Mortgage interest: −$16,525
• − Property taxes: −$4,057
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − HOA: −$8,244
• − Depreciation: −$8,582
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $4,134/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

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+391.7% since first listed

32 events — show timeline

• 2026-05-20 Price Changed $295,000 MARMLS
• 2026-05-18 Relisted — MARMLS
• 2026-05-16 Listing Removed — MARMLS
• 2026-02-16 Listed $305,000 MARMLS
• 2024-12-24 Listing Removed — Beaches MLS
• 2024-08-24 Rental Removed $2,400 GFLMLS
• 2024-08-03 Listed for Rent $2,400 GFLMLS
• 2024-06-24 Listed $275,000 Beaches MLS
• 2024-01-25 Rental Removed $2,350 MARMLS
• 2024-01-24 Listing Removed — MARMLS
• 2023-09-12 Listed for Rent $2,350 MARMLS
• 2023-08-22 Price Changed $285,000 MARMLS
• 2023-08-04 Listed $295,000 MARMLS
• 2023-03-09 Sold (Public Records) $265,000 Public Records
• 2023-02-28 Sold (MLS) $265,000 Beaches MLS
• 2022-12-09 Listed $269,000 Beaches MLS
• 2022-03-31 Pending — MARMLS
• 2021-12-31 Listing Removed — MARMLS
• 2021-12-31 Listing Removed — MARMLS
• 2021-11-09 Contingent — MARMLS
• 2021-05-24 Price Changed $169,000 MARMLS
• 2021-05-05 Listed $189,000 MARMLS
• 2021-02-05 Listing Removed — MARMLS
• 2020-10-06 Listed $179,900 MARMLS
• 2020-08-20 Listing Removed — MARMLS
• 2020-08-06 Price Changed $189,000 MARMLS
• 2019-03-11 Price Changed $190,000 MARMLS
• 2019-02-15 Listed $199,000 MARMLS
• 2006-04-21 Sold (Public Records) $175,000 Public Records
• 2004-03-19 Sold (Public Records) $110,000 Public Records
• 2003-09-09 Sold (Public Records) $105,000 Public Records
• 1984-03-01 Sold (Public Records) $60,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $4,057 · -0.3% YoY. Source: county tax records.