16465 NE 26th Ave #18 · North Miami Beach, FL 33160

$550,000

3 bd · 2.0 ba · 1,590 sqft · Townhouse public records · 89 Days on market

Built 1980 Est $971k · 43% under $947/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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +5.3/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully updated 2-story townhouse in the heart of Sunny Isles, just minutes from the beach! This spacious 3 bed, 2.5 bath home features a bright, open layout with fully renovated kitchen with sleek ceramic tile, center island, tile floors, and ample storage. Upstairs you'll find oversized bedrooms with each with ensuite closets. Enjoy a private front courtyard and large rear terrace—perfect for outdoor dining, BBQ'ing and entertaining. Pet-friendly community with a sparkling pool. Prime location close to beaches, shopping, dining, and top-rated schools. Ideal for end-users or investors!

Key facts

• Large rear terrace
• Updated townhouse
• Prime location

Tags

• UPDATED TOWNHOUSE
• FULLY RENOVATED KITCHEN
• PRIVATE FRONT COURTYARD
• LARGE REAR TERRACE
• PET-FRIENDLY COMMUNITY
• PRIME LOCATION

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with no restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse and pool; Association covers management, common areas, structure maintenance, roof, water and sewer

Exterior

• Parking: Guest parking; Two or more parking spaces
• Utilities: Water included in association; Sewer included in association; Electric service (heating)
• Home design: Attached property; 2 stories; Entry on first floor
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Deck; Open patio; Porch; Patio; Fence; Storm/security shutters

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Trash compactor; Eat-in kitchen
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Built-in features; Dining area; Separate/formal dining room; Eat-in kitchen; Kitchen/dining combo; Living/dining room; Sitting area in primary; First floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $550k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $462k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $528k (3.9% below list).
• Recommended offer: $462k (16.0% below list) — sets the bar for cash-flow.

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: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Alonzo & Tracy Mourning Senior High School (math 38% / reading 50%, grade F, #244 of 667 statewide, top 37%, 1,597 students, 48% FRL).
• Market conditions: Rents flat; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,284/mo this rent would consume 95% 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 $7k of equity ($4k loan paydown + $3k 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 5, 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 89 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $102k; list at $550k implies a 439% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $462,070 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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. 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?
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 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: 0.96% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $971,490
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16385 Biscayne Blvd #1015	0.23mi	3/3.0	1,556 (-2%)	24mo	$950,000	$611	62
17301 Biscayne Blvd #408	0.57mi	2/3.0 (-1)	1,756 (+10%)	18mo	$710,000	$404	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.0%
• Equity multiple: 0.71×
• Total profit: $-44,144
• Equity at exit: $174,346

10-year hold

• IRR: -1.8%
• Equity multiple: 0.80×
• Total profit: $-30,956
• Equity at exit: $221,647

Cash invested: $154,000 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1879
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,284 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$947
• Vacancy / Maint / Mgmt: −$1,110
• Net cashflow: $-498

Break-even live

Break-even rent $5,914

Max offer price $462,070

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-342	+0% $-498	+5% $-653	+10% $-809
Rent	-10% $-915	-5% $-706	+0% $-498	+5% $-289	+10% $-80
Rate	-1.0pp $-221	-0.5pp $-358	base $-498	+0.5pp $-640	+1.0pp $-785

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $947 · $11,364/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $550,000 Active 89 DOM
2. 2026-06-18
   days on market $550,000 Active 86 DOM
3. 2026-06-17
   days on market $550,000 Active 85 DOM
4. 2026-06-16
   days on market $550,000 Active 84 DOM
5. 2026-06-15
   days on market $550,000 Active 83 DOM
6. 2026-06-13
   days on market $550,000 Active 81 DOM
7. 2026-06-09
   days on market $550,000 Active 77 DOM
8. 2026-06-08
   days on market $550,000 Active 76 DOM
9. 2026-06-07
   days on market $550,000 Active 75 DOM
10. 2026-06-04
    days on market $550,000 Active 72 DOM
11. 2026-06-03
    days on market $550,000 Active 71 DOM
12. 2026-06-02
    days on market $550,000 Active 70 DOM
13. 2026-06-01
    days on market $550,000 Active 69 DOM
14. 2026-05-31
    days on market $550,000 Active 68 DOM
15. 2026-03-24
    listed $550,000 Active
16. 2025-07-09
    historical
17. 2025-06-23
    price $550,000
18. 2025-05-15
    listed $560,000 Active
19. 1995-11-03
    soldstatus $102,000
20. 1980-01-01
    soldstatus $69,000

ⓘ 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: $2,226 · $185/mo
• Projected year-2 tax: $4,565 · $380/mo
• Expected delta: +$2,339/yr (+$195/mo · 105.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $63,413
• − Mortgage interest: −$30,809
• − Property taxes: −$2,226
• − Insurance: −$7,868
• − Repairs & maintenance: −$5,073
• − Management: −$5,073
• − HOA: −$11,364
• − Depreciation: −$16,000
• Taxable loss: −$15,000
• Est. tax savings @ 24.0%: +$3,600
• After-tax cash flow: $-2,373/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): 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

+697.1% since first listed

6 events — show timeline

• 2026-03-24 Listed $550,000 MARMLS
• 2025-07-09 Listing Removed — MARMLS
• 2025-06-23 Price Changed $550,000 MARMLS
• 2025-05-15 Listed $560,000 MARMLS
• 1995-11-03 Sold (Public Records) $102,000 Public Records
• 1980-01-01 Sold (Public Records) $69,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,226 · +3.5% YoY. Source: county tax records.