1885 NE 121st St #17 · North Miami, FL 33181

$167,500

1 bd · 1.0 ba · 1,080 sqft · Condo public records · 205 Days on market

Built 1963 $563/mo HOA · 18% of rent

---

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 +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! GREAT OPPORTUNITY FOR SALE! OK TO LEASE! Property is vacant. 1 bedroom and 1.5 bathrooms. Located in North Miami. Great location, close to many schools, restaurants, plazas and more.

Key facts

• Close to schools
• Close to restaurants
• Close to plazas

Tags

• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS
• CLOSE TO PLAZAS

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association fee includes common areas, laundry, grounds maintenance, structure maintenance, sewer, trash, and water; Association amenities: laundry, pool

Exterior

• Parking: Assigned parking
• Security: Complex fenced
• Utilities: Has cooling (central air)
• Home design: Attached property; 2 stories; First-floor entry
• Construction: Block construction; Resale property
• Exterior features: Complex is fenced; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Tile floors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $168k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: schools D+, 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.
• Market conditions: Rents soft (-0.1%/yr); 335 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,072/mo this rent would consume 58% of the median local household income ($63k/yr) (locally 1914% 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 205 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago; this cycle's ask is 10369% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $168k implies a 131% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1963 — 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. 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?
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: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 4.5

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-21,030
• Equity at exit: $24,975

10-year hold

• IRR: -16.1%
• Equity multiple: 0.32×
• Total profit: $-31,734
• Equity at exit: $14,482

Cash invested: $46,900 (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 33181

• Rents YoY: -0.1%
• Active inventory: 335
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,072 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$563
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $227

Break-even live

Break-even rent $2,785

Max offer price $167,500

Occupancy floor 88%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	0.88mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	13d	1	0.88mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $167,500 Active 205 DOM
2. 2026-06-17
   days on market $167,500 Active 204 DOM
3. 2026-06-16
   days on market $167,500 Active 203 DOM
4. 2026-06-15
   days on market $167,500 Active 202 DOM
5. 2026-06-13
   days on market $167,500 Active 200 DOM
6. 2026-06-09
   days on market $167,500 Active 196 DOM
7. 2026-06-08
   days on market $167,500 Active 195 DOM
8. 2026-06-08
   days on market $167,500 Active 194 DOM
9. 2026-06-04
   days on market $167,500 Active 191 DOM
10. 2026-06-03
    days on market $167,500 Active 190 DOM
11. 2026-06-02
    days on market $167,500 Active 189 DOM
12. 2026-06-01
    days on market $167,500 Active 188 DOM
13. 2026-05-31
    days on market $167,500 Active 187 DOM
14. 2026-04-17
    historical $1,600
15. 2026-03-27
    listed $1,600
16. 2026-02-20
    historical $1,650
17. 2026-01-17
    price $167,500
18. 2025-11-25
    listed $168,000 Active
19. 2025-10-23
    price $1,650
20. 2025-10-08
    price $1,690
21. 2025-09-27
    listed $1,700
22. 2025-08-15
    historical $1,600
23. 2025-06-04
    listed $1,600
24. 2025-04-28
    price $181,900
25. 2025-04-07
    price $182,900
26. 2025-01-29
    price $183,900
27. 2024-12-06
    listed $184,000 Active
28. 2024-03-06
    historical
29. 2023-12-12
    listed $184,000 Active
30. 2023-02-14
    historical
31. 2022-10-21
    price $249,900
32. 2022-10-04
    price $198,000
33. 2022-07-29
    listed $200,000 Active
34. 2021-07-01
    historical
35. 2021-07-01
    status Active
36. 2021-05-26
    status Active
37. 2021-04-28
    price $142,560
38. 2020-10-15
    listed $132,000 Active
39. 2013-06-21
    soldstatus $72,500 Sold
40. 2013-04-27
    status Pending
41. 2009-11-05
    soldstatus $30,000
42. 2009-08-27
    listed $30,900

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 30 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: $36,860
• − Mortgage interest: −$9,383
• − Property taxes: −$3,149
• − Insurance: −$5,956
• − Repairs & maintenance: −$2,949
• − Management: −$2,949
• − HOA: −$6,756
• − Depreciation: −$4,873
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,515/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): 20,848
• Household income: $63,275
• Rent vs Own: 62.4% rent · 37.6% own
• Severe rent burden: 1914.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 44% Black 29% Two or more races 23% White 22% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 8% Dominican 2% Salvadoran 3%
• Common ancestry: Hispanic 18% Lithuanian 3% Italian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 28% English-only · Spanish 44% French/Haitian/Cajun 18% Other Indo-European 4%

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: ▼ -334.57%
• Current HPI: 341.3285
• Rent YoY: ▼ -0.11%
• 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

-94.8% since first listed

29 events — show timeline

• 2026-04-17 Rental Removed $1,600 MARMLS
• 2026-03-27 Listed for Rent $1,600 MARMLS
• 2026-02-20 Rental Removed $1,650 MARMLS
• 2026-01-17 Price Changed $167,500 MARMLS
• 2025-11-25 Listed $168,000 MARMLS
• 2025-10-23 Price Changed $1,650 MARMLS
• 2025-10-08 Price Changed $1,690 MARMLS
• 2025-09-27 Listed for Rent $1,700 MARMLS
• 2025-08-15 Rental Removed $1,600 MARMLS
• 2025-06-04 Listed for Rent $1,600 MARMLS
• 2025-04-28 Price Changed $181,900 MARMLS
• 2025-04-07 Price Changed $182,900 MARMLS
• 2025-01-29 Price Changed $183,900 MARMLS
• 2024-12-06 Listed $184,000 MARMLS
• 2024-03-06 Listing Removed — MARMLS
• 2023-12-12 Listed $184,000 MARMLS
• 2023-02-14 Listing Removed — MARMLS
• 2022-10-21 Price Changed $249,900 MARMLS
• 2022-10-04 Price Changed $198,000 MARMLS
• 2022-07-29 Listed $200,000 MARMLS
• 2021-07-01 Listing Removed — MARMLS
• 2021-07-01 Relisted — MARMLS
• 2021-05-26 Relisted — MARMLS
• 2021-04-28 Price Changed $142,560 MARMLS
• 2020-10-15 Listed $132,000 MARMLS
• 2013-06-21 Sold (MLS) $72,500 MARMLS
• 2013-04-27 Pending — MARMLS
• 2009-11-05 Sold (MLS) $30,000 Beaches MLS
• 2009-08-27 Listed $30,900 Beaches MLS

Property tax history

+10.4%/yr

Latest (2025): $3,149 · -3.2% YoY. Source: county tax records.