2903 N Miami Beach Blvd #1003 · North Miami Beach, FL 33160

$267,000

1 bd · 1.5 ba · 792 sqft · Condo · 32 Days on market

Built 1972 Good condition $568/mo HOA · 17% 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 +17.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0

Listing remarks

Luxury remodeled condo near Sunny Isles Beach. Immediate rental allowed. Fully remodeled apartment with luxury finishes. Prime location just 1 mile from Sunny Isles Beach. River view and directly across from Oleta River Park. Open concept kitchen with new appliances and frigo. Pool, gym, and parking. Boat dock available for rent. Close to restaurants, supermarkets, shopping, and theater For living or investment.

Key facts

• Boat dock available
• Open concept kitchen
• River view

Tags

• REMODELED CONDO
• PRIME LOCATION
• RIVER VIEW
• OPEN CONCEPT KITCHEN
• NEW APPLIANCES
• BOAT DOCK AVAILABLE

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $568; Association covers management, insurance, legal/accounting, grounds maintenance, pool(s), roof, trash, and reserve fund; Community amenities include boat dock, elevators, fitness center, laundry, barbecue, picnic area, and pool

Exterior

• Parking: Assigned detached garage space (1 covered space)
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium unit in a 10-story building; Unit entry on 10th level; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool; Has view

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Bedroom with dimensions 13’ x 10’9”; Bedroom with dimensions 10’9” x 12’2”
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Elevator; Exterior lighting
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $267k).
• Recommended offer: $259k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 flat; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,332/mo this rent would consume 60% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 3y 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 $185k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $258,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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 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. 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 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: 1.25% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.09×
• Total profit: $6,482
• Equity at exit: $84,637

10-year hold

• IRR: 5.1%
• Equity multiple: 1.55×
• Total profit: $41,371
• Equity at exit: $107,600

Cash invested: $74,760 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1878
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,332 medium
• Mortgage (P&I): −$1,400
• Tax est. 1.5%: −$334 /mo · $4,005/yr
• Insurance: −$111
• HOA: −$568
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $219

Break-even live

Break-even rent $3,055

Max offer price $267,000

Occupancy floor 88%

Sensitivity live

Price	-10% $404	-5% $312	+0% $219	+5% $127	+10% $35
Rent	-10% $-44	-5% $88	+0% $219	+5% $351	+10% $483
Rate	-1.0pp $354	-0.5pp $287	base $219	+0.5pp $150	+1.0pp $80

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $267,000 Active 32 DOM
2. 2026-06-18
   days on market $267,000 Active 29 DOM
3. 2026-06-17
   days on market $267,000 Active 28 DOM
4. 2026-06-16
   days on market $267,000 Active 27 DOM
5. 2026-06-15
   days on market $267,000 Active 26 DOM
6. 2026-06-13
   days on market $267,000 Active 24 DOM
7. 2026-06-09
   days on market $267,000 Active 20 DOM
8. 2026-06-08
   days on market $267,000 Active 19 DOM
9. 2026-06-07
   days on market $267,000 Active 18 DOM
10. 2026-06-04
    days on market $267,000 Active 15 DOM
11. 2026-06-03
    days on market $267,000 Active 14 DOM
12. 2026-06-02
    days on market $267,000 Active 13 DOM
13. 2026-06-01
    days on market $267,000 Active 12 DOM
14. 2026-05-31
    days on market $267,000 Active 11 DOM
15. 2026-05-20
    listed $267,000 Active
16. 2026-05-15
    historical
17. 2026-05-15
    listed $267,000 Active
18. 2026-05-15
    historical
19. 2026-02-02
    listed $279,000 Active
20. 2026-02-02
    historical
21. 2025-09-09
    listed $285,000 Active
22. 2025-09-09
    historical
23. 2025-05-01
    listed $284,000 Active
24. 2025-03-25
    historical $2,300
25. 2025-01-05
    price $2,300
26. 2025-01-04
    listed $1,900
27. 2024-10-16
    historical $2,500
28. 2024-10-16
    historical
29. 2024-09-19
    listed $2,500
30. 2024-09-12
    price $295,000
31. 2024-06-10
    listed $300,000 Active
32. 2024-05-07
    soldstatus $185,000 Closed
33. 2024-04-16
    historical Active Under Contract
34. 2024-04-08
    status Active
35. 2024-04-03
    price $210,000
36. 2024-04-02
    status Active
37. 2024-03-27
    status Active
38. 2024-03-01
    historical Active Under Contract
39. 2024-02-19
    price $185,899
40. 2024-02-10
    price $189,999
41. 2024-02-07
    price $199,999
42. 2024-02-06
    price $205,999
43. 2024-01-29
    price $209,999
44. 2024-01-02
    status Active
45. 2024-01-02
    price $215,000
46. 2023-12-07
    price $250,000
47. 2023-12-07
    historical Active Under Contract
48. 2023-12-07
    price $215,000
49. 2023-12-07
    status Active
50. 2023-07-28
    historical Active Under Contract

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

Taxation est. · year 1

• Rental income: $39,990
• − Mortgage interest: −$14,956
• − Property taxes: −$4,005
• − Insurance: −$1,335
• − Repairs & maintenance: −$3,199
• − Management: −$3,199
• − HOA: −$6,816
• − Depreciation: −$7,767
• Taxable loss: −$1,288
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $2,943/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled condo offers a prime location with river views and direct access to Oleta River Park, making it an attractive investment opportunity.

Value-add opportunities

• Both Landscaping and riverfront access — Enhances curb appeal and provides unique selling point.
• Both Upgrade to smart home features — Improves convenience and adds modern amenities.
• Both Add smart thermostat and lighting controls — Enhances energy efficiency and comfort for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and riverfront access — Enhances curb appeal and provides unique selling point. ↑
• Both Upgrade to smart home features — Improves convenience and adds modern amenities. ↑
• Both Add smart thermostat and lighting controls — Enhances energy efficiency and comfort for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

+9.4% since first listed

39 events — show timeline

• 2026-05-20 Listed $267,000 MARMLS
• 2026-05-15 Listing Removed — MARMLS
• 2026-05-15 Listed $267,000 MARMLS
• 2026-05-15 Listing Removed — MARMLS
• 2026-02-02 Listing Removed — MARMLS
• 2026-02-02 Listed $279,000 MARMLS
• 2025-09-09 Listing Removed — MARMLS
• 2025-09-09 Listed $285,000 MARMLS
• 2025-05-01 Listed $284,000 MARMLS
• 2025-03-25 Rental Removed $2,300 MARMLS
• 2025-01-05 Price Changed $2,300 MARMLS
• 2025-01-04 Listed for Rent $1,900 MARMLS
• 2024-10-16 Rental Removed $2,500 MARMLS
• 2024-10-16 Listing Removed — MARMLS
• 2024-09-19 Listed for Rent $2,500 MARMLS
• 2024-09-12 Price Changed $295,000 MARMLS
• 2024-06-10 Listed $300,000 MARMLS
• 2024-05-07 Sold (MLS) $185,000 MARMLS
• 2024-04-16 Contingent — MARMLS
• 2024-04-08 Relisted — MARMLS
• 2024-04-03 Price Changed $210,000 MARMLS
• 2024-04-02 Relisted — MARMLS
• 2024-03-27 Relisted — MARMLS
• 2024-03-01 Contingent — MARMLS
• 2024-02-19 Price Changed $185,899 MARMLS
• 2024-02-10 Price Changed $189,999 MARMLS
• 2024-02-07 Price Changed $199,999 MARMLS
• 2024-02-06 Price Changed $205,999 MARMLS
• 2024-01-29 Price Changed $209,999 MARMLS
• 2024-01-02 Relisted — MARMLS
• 2024-01-02 Price Changed $215,000 MARMLS
• 2023-12-07 Price Changed $250,000 MARMLS
• 2023-12-07 Contingent — MARMLS
• 2023-12-07 Price Changed $215,000 MARMLS
• 2023-12-07 Relisted — MARMLS
• 2023-07-28 Contingent — MARMLS
• 2023-07-18 Pending — MARMLS
• 2023-05-16 Contingent — MARMLS
• 2023-05-16 Listed $244,000 MARMLS