640 NE 160th St · Golden Glades, FL 33162

$480,000

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 49 Days on market

Built 1953 7,875 sqft lot Est $550k · 13% under

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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).

• Cash flow +14.5/30.0
• ARV discount +13.2/15.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and beautifully updated, this 3-bedroom, 2-bath home offers comfort, style, and peace of mind. Recent upgrades include impact windows, a newer roof, and a modern kitchen designed for everyday living and entertaining. The excellent floor plan features a bright family room, all-tile flooring, and fresh interior paint throughout. Enjoy relaxing on the screened porch overlooking a lush, fenced backyard with mature landscaping and an automatic sprinkler system. Additional highlights include a workshop, a 2-car garage with openers, and plenty of room for storage and hobbies. Located in a welcoming neighborhood with great neighbors, this well-maintained home truly has it all.

Key facts

• Newer roof
• Screened porch
• Modern kitchen

Tags

• IMPACT WINDOWS
• NEWER ROOF
• MODERN KITCHEN
• SCREENED PORCH
• FENCED BACKYARD
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Property listed as resale

Exterior

• Parking: 8 total parking spaces; Attached 2-car garage; Driveway; 2 covered spaces; Open parking available
• Utilities: Public water; Public sewer; No additional utility info provided
• Home design: Single family residence; One story; Resale property; Faces north
• Construction: Block/CBS construction; Shingle roof; Built as of other source (year not provided)
• Exterior features: Back yard fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Disposal; Electric water heater
• Bedrooms: 4 main-level bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Walk-in closets; Blinds and sliding windows
• Laundry & utility: In-unit laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $460k (4.2% below list).
• Recommended offer: $460k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Golden Glades — 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 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: Oak Grove Elementary School (math 29% / reading 36%, grade F, #1,787 of 2,144 statewide, top 84%, 472 students, 80% 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); 287 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 49 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $85k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $480k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $459,616 (4.2% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $549,712
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 NE 162nd St	0.22mi	3/2.0	1,601 (+10%)	7mo	$505,000	$315	68
15615 NE 5th Ct	0.25mi	3/2.0	1,309 (-10%)	5mo	$335,000	$256	67
285 NE 165th St	0.60mi	3/2.0	1,380 (-6%)	1mo	$405,000	$293	62
150 NE 164th St	0.68mi	3/2.0	1,408 (-4%)	2mo	$575,000	$408	61
341 NE 164th St	0.47mi	3/2.0	1,264 (-14%)	3mo	$474,999	$376	53
631 NE 171st St	0.74mi	4/2.0 (+1)	1,468 (+0%)	13mo	$490	—	49
17001 NE 8th Pl	0.74mi	3/2.0	1,562 (+7%)	14mo	$802,000	$513	42

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-84,132
• Equity at exit: $71,570

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-115,607
• Equity at exit: $41,502

Cash invested: $134,400 (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: 287
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,596 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$805 /mo · $9,661/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $109

Break-even live

Break-even rent $4,459

Max offer price $480,000

Occupancy floor 93%

Sensitivity live

Price	-10% $380	-5% $245	+0% $109	+5% $-27	+10% $-163
Rent	-10% $-254	-5% $-73	+0% $109	+5% $290	+10% $472
Rate	-1.0pp $350	-0.5pp $231	base $109	+0.5pp $-16	+1.0pp $-142

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   price $480,000
3. 2026-04-08
   price $499,000
4. 2026-04-02
   price $515,000
5. 2026-03-26
   price $545,000
6. 2026-03-11
   listed $565,000 Active
7. 2026-02-23
   status Active
8. 2026-01-22
   status Active
9. 2025-12-29
   status Pending
10. 2025-11-20
    historical Active Under Contract
11. 2025-10-15
    status Active
12. 2025-10-07
    historical Active Under Contract
13. 2025-10-01
    listed $500,000 Active
14. 2024-10-16
    historical $2,800
15. 2024-09-11
    listed $2,800
16. 2024-09-03
    historical
17. 2024-07-21
    listed $2,800 Active
18. 2006-07-31
    listed $349,000
19. 2003-05-27
    soldstatus $140,000
20. 1980-10-01
    soldstatus $75,000
21. 1980-04-01
    soldstatus $40,900

ⓘ 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: $9,661 · $805/mo
• Projected year-2 tax: $9,661 · $805/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 4/10 Moderate FEMA zone X (shaded) · 13% 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: $55,154
• − Mortgage interest: −$26,887
• − Property taxes: −$9,661
• − Insurance: −$2,400
• − Repairs & maintenance: −$4,412
• − Management: −$4,412
• − Depreciation: −$13,964
• Taxable loss: −$6,583
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $2,884/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): 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

+1073.6% since first listed

21 events — show timeline

• 2026-04-29 Pending — Beaches MLS
• 2026-04-23 Price Changed $480,000 Beaches MLS
• 2026-04-08 Price Changed $499,000 Beaches MLS
• 2026-04-02 Price Changed $515,000 Beaches MLS
• 2026-03-26 Price Changed $545,000 Beaches MLS
• 2026-03-11 Listed $565,000 Beaches MLS
• 2026-02-23 Relisted — MARMLS
• 2026-01-22 Relisted — MARMLS
• 2025-12-29 Pending — MARMLS
• 2025-11-20 Contingent — MARMLS
• 2025-10-15 Relisted — MARMLS
• 2025-10-07 Contingent — MARMLS
• 2025-10-01 Listed $500,000 MARMLS
• 2024-10-16 Rental Removed $2,800 MARMLS
• 2024-09-11 Listed for Rent $2,800 MARMLS
• 2024-09-03 Listing Removed — MARMLS
• 2024-07-21 Listed $2,800 MARMLS
• 2006-07-31 Listed $349,000 MARMLS
• 2003-05-27 Sold (Public Records) $140,000 Public Records
• 1980-10-01 Sold (Public Records) $75,000 Public Records
• 1980-04-01 Sold (Public Records) $40,900 Public Records

Property tax history

+14.0%/yr

Latest (2025): $9,661 · +4.0% YoY. Source: county tax records.