1735 NE 164th St Unit F-304 · North Miami Beach, FL 33162

$195,000

2 bd · 1.0 ba · 750 sqft · Condo public records · 79 Days on market

Built 1972 $392/mo HOA · 11% of rent

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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

Rare opportunity to own this fully renovated 2-bedroom condo in the heart of North Miami Beach. This bright 750 sq ft unit features a sleek kitchen with quartz countertops, custom cabinetry, and newer stainless steel appliances, along with a beautifully renovated bathroom and newer flooring throughout. Enjoy peace of mind with additional upgrades including updated electrical, 2018 A/C, and a tankless water heater. Relax on your private balcony with a peaceful canal view. The well-maintained building has passed its 50-year certification and offers low HOA, pool, elevator, and parking. No rental restrictions—ideal for end users or investors. Ideally located minutes from Sunny Isles, bea

Key facts

• Custom cabinetry
• Fully renovated
• Quartz countertops

Tags

• FULLY RENOVATED
• SLEEK KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• BEAUTIFULLY RENOVATED BATHROOM
• NEWER FLOORING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: HAIFA CONDOMINIUM ASSOCIATION; Monthly HOA fee; Association amenities include elevator(s), laundry, parking, pool, and lobby; HOA fee covers insurance, pest control, sewer, trash, water, elevator and roof repairs

Exterior

• Parking: Attached garage (1 space); Attached carport (1 space); Assigned parking; Covered parking (2 spaces); Carport
• Utilities: Public water; Private sewer; Cable available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Condominium; Resale, updated/remodeled; 3 stories
• Construction: CBS construction
• Exterior features: No waterfront; Other roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Freezer; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closet cabinetry; Unfurnished
• Laundry & utility: Electric water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Zoned schools: Fulford Elementary School (math 40% / reading 35%, grade F, #1,596 of 2,144 statewide, top 75%, 461 students, 64% 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 schools at 66% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 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); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,594/mo this rent would consume 71% 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 $1k of loan paydown is wiped out by about $6k 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 79 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $195k implies a 712% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.84% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 4.5

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $3,161
• Equity at exit: $29,075

10-year hold

• IRR: 6.6%
• Equity multiple: 1.40×
• Total profit: $21,863
• Equity at exit: $16,860

Cash invested: $54,600 (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 33162

• Rents YoY: -1.6%
• Active inventory: 284
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,594 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$392
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $703

Break-even live

Break-even rent $2,705

Max offer price $195,000

Occupancy floor 75%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $392 · $4,704/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $195,000 Active 79 DOM
2. 2026-06-17
   days on market $195,000 Active 78 DOM
3. 2026-06-16
   days on market $195,000 Active 77 DOM
4. 2026-06-15
   days on market $195,000 Active 76 DOM
5. 2026-06-13
   days on market $195,000 Active 74 DOM
6. 2026-06-09
   days on market $195,000 Active 70 DOM
7. 2026-06-08
   days on market $195,000 Active 69 DOM
8. 2026-06-07
   days on market $195,000 Active 68 DOM
9. 2026-06-04
   days on market $195,000 Active 65 DOM
10. 2026-06-03
    days on market $195,000 Active 64 DOM
11. 2026-06-02
    days on market $195,000 Active 63 DOM
12. 2026-06-01
    days on market $195,000 Active 62 DOM
13. 2026-05-31
    days on market $195,000 Active 61 DOM
14. 2026-05-08
    price $195,000
15. 2026-04-24
    price $199,800
16. 2026-04-17
    price $205,000
17. 2026-03-31
    listed $219,000 Active
18. 1998-11-24
    soldstatus $24,000
19. 1990-05-09
    soldstatus $24,000

ⓘ 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: $2,572 · $214/mo
• Projected year-2 tax: $2,572 · $214/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 7/10 Severe FEMA zone AE · 89% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $43,131
• − Mortgage interest: −$10,923
• − Property taxes: −$2,572
• − Insurance: −$6,094
• − Repairs & maintenance: −$3,450
• − Management: −$3,450
• − HOA: −$4,704
• − Depreciation: −$5,673
• Taxable income: $6,264
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $6,929/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

+712.5% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $195,000 Beaches MLS
• 2026-04-24 Price Changed $199,800 Beaches MLS
• 2026-04-17 Price Changed $205,000 Beaches MLS
• 2026-03-31 Listed $219,000 Beaches MLS
• 1998-11-24 Sold (Public Records) $24,000 Public Records
• 1990-05-09 Sold (Public Records) $24,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,572 · +4.4% YoY. Source: county tax records.