482 NW 165th St Rd Unit A-201 · Golden Glades, FL 33169

$175,000

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 18 Days on market

Built 1972

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Why this score? — see what drove the D- 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 +7.5/15.0
• 1% rule +7.4/10.0
• Cash flow +7.0/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. Spacious 2/2 in gated community. Unit is features kitchen w/ stainless steel appliances, granite counter tops, wood cabinets. Tile floors throughout. Big balcony. Security guard at gate, management on-site, community pool, laundry facility on every floor, exercise room, tennis court & more. Pets welcomed up to 40 lbs. Can be rented right away. 1 assigned parking space and additional spaces available to be rented from the association. TENANT OCCUPIED $2050 UNTIL 2/15/25. Showings with appointments only.

Key facts

• Gated community
• Tile flooring
• Granite countertops

Tags

• GATED COMMUNITY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WOOD CABINETRY
• TILE FLOORING
• LARGE PRIVATE BALCONY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association amenities include a pool; Association fee covers amenities, structure maintenance, sewer, security, trash and water

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Security guard; Complex fenced
• Utilities: Association-managed sewer and water
• Home design: Condo (Montecarlo model); 6-story building; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Complex is fenced; Security guard

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Additional unspecified interior feature

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-685 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.5% vs local median 3.6% in Golden Glades — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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: Linda Lentin K-8 Center (math 27% / reading 36%, grade F, #1,841 of 2,144 statewide, top 86%, 674 students, 76% 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-school proficiency averages 34% at this address vs 50% district-wide (-16 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); 240 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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

• Watch-outs: flood insurance adds $427/mo; HOA is 37% of rent.
• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.24% ✓
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 6.7

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: -58.5%
• Equity multiple: -0.58×
• Total profit: $-77,561
• Equity at exit: $26,093

10-year hold

• IRR: —
• Equity multiple: -1.96×
• Total profit: $-145,161
• Equity at exit: $15,131

Cash invested: $49,000 (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 33169

• Home prices YoY: -20.6%
• Rents YoY: -1.6%
• Active inventory: 240
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 10 same-building comps: −$809
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-685

Break-even live

Break-even rent $3,036

Max offer price $54,043

Occupancy floor —

Sensitivity live

Price	-10% $-586	-5% $-635	+0% $-685	+5% $-734	+10% $-784
Rent	-10% $-856	-5% $-770	+0% $-685	+5% $-599	+10% $-513
Rate	-1.0pp $-597	-0.5pp $-640	base $-685	+0.5pp $-730	+1.0pp $-776

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-22
   days on market $175,000 Active 18 DOM
2. 2026-06-21
   days on market $175,000 Active 17 DOM
3. 2026-06-18
   days on market $175,000 Active 14 DOM
4. 2026-06-17
   days on market $175,000 Active 13 DOM
5. 2026-06-16
   days on market $175,000 Active 12 DOM
6. 2026-06-15
   days on market $175,000 Active 11 DOM
7. 2026-06-13
   days on market $175,000 Active 9 DOM
8. 2026-06-09
   days on market $175,000 Active 5 DOM
9. 2026-06-08
   days on market $175,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $175,000 Active 3 DOM

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/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 5/10 Major FEMA zone AE · 46% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $26,033
• − Mortgage interest: −$9,803
• − Property taxes: −$2,068
• − Insurance: −$5,994
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$9,708
• − Depreciation: −$5,091
• Taxable loss: −$10,796
• Est. tax savings @ 24.0%: +$2,591
• After-tax cash flow: $-5,626/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,702
• Household income: $62,562
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2480.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 17% Two or more races 10% White 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 18%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 62% English-only · French/Haitian/Cajun 19% Spanish 16%

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: ▼ -135.91%
• Current HPI: 524.9052
• Rent YoY: ▼ -1.61%
• 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

+119.4% since first listed

21 events — show timeline

• 2026-06-04 Listed $175,000 MARMLS
• 2024-10-16 Rental Removed $2,000 MARMLS
• 2024-10-02 Price Changed $2,000 MARMLS
• 2024-07-14 Price Changed $2,300 MARMLS
• 2024-07-03 Listed for Rent $2,100 MARMLS
• 2024-04-16 Sold (Public Records) $175,000 Public Records
• 2024-04-11 Sold (MLS) $175,000 MARMLS
• 2024-03-11 Contingent — MARMLS
• 2024-02-19 Listed $184,000 MARMLS
• 2014-08-15 Sold (Public Records) $90,000 Public Records
• 2014-08-13 Sold (MLS) $90,000 MARMLS
• 2014-07-19 Pending — MARMLS
• 2014-06-26 Price Changed $95,900 MARMLS
• 2014-06-25 Listed $90,000 MARMLS
• 2014-04-28 Sold (MLS) $55,500 MARMLS
• 2014-02-21 Price Changed $54,500 MARMLS
• 2014-01-28 Price Changed $59,950 MARMLS
• 2013-12-24 Price Changed $63,450 MARMLS
• 2013-11-20 Price Changed $69,450 MARMLS
• 2013-10-29 Price Changed $74,450 MARMLS
• 2013-09-13 Listed $79,750 MARMLS

Property tax history

+7.0%/yr

Latest (2025): $2,068 · -6.2% YoY. Source: county tax records.