1565 NE 141st St · North Miami, FL 33161

$499,900

2 bd · 1.0 ba · 1,729 sqft · SingleFamily public records · 264 Days on market

Built 1950 9,900 sqft lot Est $814k · 39% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, super comfortable 3/2 house with huge back & front yards! Tile floors in all social areas and master bedroom, wood floors in 2 bedrooms. Fantastic North Miami location, close by to the beach, restaurants, shopping. Wonderful house to call home!

Key facts

• Tile floors
• Wood floors
• Separate dining room

Tags

• SEPARATE DINING ROOM
• LIVING ROOM
• FAMILY ROOM
• FENCED BACK PATIO
• TILE FLOORS
• WOOD FLOORS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (more than 20 lbs, size limit applies)

Exterior

• Parking: Attached garage; Attached carport; Carport with 4 covered spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Block construction
• Construction: Block construction; Year built: Unknown
• Exterior features: Open patio; Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Main level bedroom(s)
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $477k (4.6% below list).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.1% in North Miami — 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 83/100 on livability (#51 in FL, #914 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D.
• 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: Natural Bridge Elementary School (math 39% / reading 38%, grade F, #1,575 of 2,144 statewide, top 74%, 386 students, 79% FRL); North Miami Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 807 students, 71% 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 28% at this address vs 50% district-wide (-21 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 (-0.7%/yr); 340 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 $15k 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 264 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $167k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $500k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $439,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $814,359
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 NE 147 St	0.39mi	3/3.0 (+1)	1,724 (-0%)	22mo	$550,000	$319	49
1105 NE 133rd St	0.75mi	3/2.0 (+1)	1,492 (-14%)	10mo	$703,000	$471	25

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-77,094
• Equity at exit: $74,537

10-year hold

• IRR: -14.0%
• Equity multiple: 0.30×
• Total profit: $-97,863
• Equity at exit: $43,222

Cash invested: $139,972 (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 33161

• Rents YoY: -0.7%
• Active inventory: 340
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,770 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$659 /mo · $7,912/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,002
• Net cashflow: $279

Break-even live

Break-even rent $4,417

Max offer price $499,900

Occupancy floor 89%

Sensitivity live

Price	-10% $562	-5% $421	+0% $279	+5% $138	+10% $-4
Rent	-10% $-97	-5% $91	+0% $279	+5% $468	+10% $656
Rate	-1.0pp $531	-0.5pp $407	base $279	+0.5pp $150	+1.0pp $18

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-04
   days on market $499,900 Active 264 DOM
2. 2026-06-03
   days on market $499,900 Active 263 DOM
3. 2026-06-02
   days on market $499,900 Active 262 DOM
4. 2026-06-01
   days on market $499,900 Active 261 DOM
5. 2026-05-31
   days on market $499,900 Active 260 DOM
6. 2026-05-11
   price $499,900
7. 2025-12-17
   historical $3,000
8. 2025-09-23
   price $549,900
9. 2025-09-13
   price $589,900
10. 2025-09-13
    listed $667,000 Active
11. 2025-09-12
    listed $3,000
12. 2024-06-14
    historical $3,200
13. 2024-05-26
    listed $3,200
14. 2014-09-14
    soldstatus $170,000 Sold 261-char remark

    Show marketing remark (261 chars)

    Beautiful, super comfortable 3/2 house with huge back & front yards! Tile floors in all social areas and master bedroom, wood floors in 2 bedrooms. Fantastic North Miami location, close by to the beach, restaurants, shopping. Wonderful house to call home!

15. 2014-08-22
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Beautiful, super comfortable 3/2 house with huge back & front yards! Tile floors in all social areas and master bedroom, wood floors in 2 bedrooms. Fantastic North Miami location, close by to the beach, restaurants, shopping. Wonderful house to call home!

16. 2014-08-06
    listed $179,900 Active 261-char remark

    Show marketing remark (261 chars)

    Beautiful, super comfortable 3/2 house with huge back & front yards! Tile floors in all social areas and master bedroom, wood floors in 2 bedrooms. Fantastic North Miami location, close by to the beach, restaurants, shopping. Wonderful house to call home!

17. 2013-05-06
    historical
18. 2013-02-06
    listed $179,000 Active
19. 2004-11-18
    soldstatus $225,000
20. 1998-10-13
    soldstatus $92,000
21. 1991-09-23
    soldstatus $76,500

ⓘ 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: $7,912 · $659/mo
• Projected year-2 tax: $7,912 · $659/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 (unshaded) · 22% 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: $57,245
• − Mortgage interest: −$28,002
• − Property taxes: −$7,912
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,580
• − Management: −$4,580
• − Depreciation: −$14,543
• Taxable loss: −$4,871
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $4,522/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

• Score: 83/100
• State rank: #51
• US rank: #914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 99,437
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

+553.5% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $499,900 MARMLS
• 2025-12-17 Rental Removed $3,000 RENTSPREE
• 2025-09-23 Price Changed $549,900 MARMLS
• 2025-09-13 Price Changed $589,900 MARMLS
• 2025-09-13 Listed $667,000 MARMLS
• 2025-09-12 Listed for Rent $3,000 RENTSPREE
• 2024-06-14 Rental Removed $3,200 MARMLS
• 2024-05-26 Listed for Rent $3,200 MARMLS
• 2014-09-14 Sold (MLS) $170,000 MARMLS
• 2014-08-22 Pending — MARMLS
• 2014-08-06 Listed $179,900 MARMLS
• 2013-05-06 Listing Removed — MARMLS
• 2013-02-06 Listed $179,000 MARMLS
• 2004-11-18 Sold (Public Records) $225,000 Public Records
• 1998-10-13 Sold (Public Records) $92,000 Public Records
• 1991-09-23 Sold (Public Records) $76,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $7,912 · +7.0% YoY. Source: county tax records.