1450 NE 170th St #102 · North Miami Beach, FL 33162

$176,770

2 bd · 1.0 ba · 1,024 sqft · Condo public records · 722 Days on market

Built 1962 $407/mo HOA · 13% 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

Great Opportunity. Two bedroom apartment with Den / Office-Space and a large screened balcony on the first floor. Among the biggest unit in the building. Very clean and easy access from the parking lot. The building has an outdoor pool open from sunrise to sunset, garden and outdoor area, laundry room on each floor. Just across the building there is a walking public park/canal very convenient for recreation. Excellent location to access major highways and public transportation. Walking distance to Walmart, Shops, Restaurants and gyms. 10 minutes away from Aventura Mall and just a few minutes from the new Pubilx Plaza in 163rd Street. As today, the owner will pay for the current roof assessm

Key facts

• Outdoor pool
• Laundry room
• Screened balcony

Tags

• SCREENED BALCONY
• OUTDOOR POOL
• LAUNDRY ROOM
• PUBLIC PARK/CANAL

Property features AI

Finance

• Other: Association pool available
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, pool(s), recreation facilities, roof, sewer, trash and water; Association amenities include elevator(s) and a pool

Exterior

• Parking: Open parking
• Utilities: Association water; Association sewer; Trash service; Electric service
• Home design: Attached property; 3-story building; Entry on level 1; Facing east
• Construction: Block construction; Year built: Unknown
• Exterior features: Balcony; Courtyard; Screened balcony

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Closet cabinetry; First floor entry; Main level primary

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $177k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $177k).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• 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; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,237/mo this rent would consume 64% 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 $5k 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 722 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $177k implies a 254% 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 $155,557 (12.0% below list)

Questions for the listing agent

1. It's been on market 722 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 1962 — 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: 1.83% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 4.6

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,582
• Equity at exit: $26,357

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,945
• Equity at exit: $15,284

Cash invested: $49,496 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,237 medium
• Mortgage (P&I): −$927
• Tax est. 1.5%: −$221 /mo · $2,652/yr
• Insurance: −$74
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$407
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $502

Break-even live

Break-even rent $2,601

Max offer price $176,770

Occupancy floor 79%

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: $44,192
• Closing costs: $5,303
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $407 · $4,884/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $176,770 Active 722 DOM
2. 2026-06-17
   days on market $176,770 Active 721 DOM
3. 2026-06-16
   days on market $176,770 Active 720 DOM
4. 2026-06-15
   days on market $176,770 Active 719 DOM
5. 2026-06-13
   days on market $176,770 Active 717 DOM
6. 2026-06-09
   days on market $176,770 Active 713 DOM
7. 2026-06-08
   days on market $176,770 Active 712 DOM
8. 2026-06-08
   days on market $176,770 Active 711 DOM
9. 2026-06-04
   days on market $176,770 Active 708 DOM
10. 2026-06-03
    days on market $176,770 Active 707 DOM
11. 2026-06-02
    days on market $176,770 Active 706 DOM
12. 2026-06-01
    days on market $176,770 Active 705 DOM
13. 2026-05-31
    days on market $176,770 Active 704 DOM
14. 2025-08-30
    status Active
15. 2024-09-07
    price $176,770
16. 2024-04-08
    listed $191,000 Active
17. 2024-03-31
    historical
18. 2024-02-25
    status Active
19. 2023-10-06
    price $186,500
20. 2023-08-02
    status Active
21. 2023-06-28
    historical Active Under Contract
22. 2023-05-06
    listed $185,499 Active
23. 2022-01-16
    status Pending
24. 2021-12-04
    price $169,449
25. 2021-09-05
    listed $172,000 Active
26. 2001-11-09
    soldstatus $50,000
27. 1994-09-19
    soldstatus $39,000
28. 1991-12-13
    soldstatus $26,000

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% 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: $38,847
• − Mortgage interest: −$9,902
• − Property taxes: −$2,652
• − Insurance: −$6,002
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$4,884
• − Depreciation: −$5,142
• Taxable income: $4,049
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $5,055/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

+579.9% since first listed

15 events — show timeline

• 2025-08-30 Relisted — MARMLS
• 2024-09-07 Price Changed $176,770 MARMLS
• 2024-04-08 Listed $191,000 MARMLS
• 2024-03-31 Listing Removed — MARMLS
• 2024-02-25 Relisted — MARMLS
• 2023-10-06 Price Changed $186,500 MARMLS
• 2023-08-02 Relisted — MARMLS
• 2023-06-28 Contingent — MARMLS
• 2023-05-06 Listed $185,499 MARMLS
• 2022-01-16 Pending — MARMLS
• 2021-12-04 Price Changed $169,449 MARMLS
• 2021-09-05 Listed $172,000 MARMLS
• 2001-11-09 Sold (Public Records) $50,000 Public Records
• 1994-09-19 Sold (Public Records) $39,000 Public Records
• 1991-12-13 Sold (Public Records) $26,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $201 · +11.1% YoY. Source: county tax records.