525 NE 159th St · Golden Glades, FL 33162

$445,000

4 bd · 3.0 ba · 1,680 sqft · MultiFamily public records · 45 Days on market

Built 1940

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor special in the heart of North Miami Beach. This legal duplex is currently rented to long term month to month tenants. The Property needs some work and is being sold AS IS, making it an ideal renovation or value-add opportunity. The roof was done in 2018. Conveniently located near major highways, shopping centers, beaches, Aventura Mall, & entertainment. Plenty of parking for both units. Seller offering closing cost assistance.

Key facts

• Roof done in 2018
• Legal duplex
• Plenty of parking

Tags

• LEGAL DUPLEX
• RENOVATION OPPORTUNITY
• ROOF DONE IN 2018
• PLENTY OF PARKING

Property features AI

Finance

• Other: Annual taxes reported (not included per instructions)
• Financial info: Rent includes water; Each unit currently rents for $1,600 and is month-to-month

Exterior

• Parking: Six total parking spaces; Each unit listed with dedicated parking space
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Resale property; Facing/zone code: 0100
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Lot smaller than a quarter acre

Interior

• Bedrooms: Two-bedroom units (two separate 2-bed units listed)
• Flooring: Tile
• Bathrooms: One full bathroom in one unit; Two full bathrooms in the other unit
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $445k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $445k).
• Recommended offer: $432k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.5% 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.
• 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 $6,584/mo this rent would consume 130% 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $125k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $445k implies a 595% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $431,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.6

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: 9.5%
• Equity multiple: 1.36×
• Total profit: $45,090
• Equity at exit: $66,351

10-year hold

• IRR: 16.0%
• Equity multiple: 2.13×
• Total profit: $140,703
• Equity at exit: $38,475

Cash invested: $124,600 (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: 11.3×

Monthly cashflow live

• Estimated rent: $6,584 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$541 /mo · $6,488/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,383
• Net cashflow: $2,142

Break-even live

Break-even rent $3,873

Max offer price $445,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,394	-5% $2,268	+0% $2,142	+5% $2,016	+10% $1,890
Rent	-10% $1,622	-5% $1,882	+0% $2,142	+5% $2,402	+10% $2,662
Rate	-1.0pp $2,366	-0.5pp $2,255	base $2,142	+0.5pp $2,026	+1.0pp $1,909

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,584
Total (2 units)			$6,584

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $445,000 Active 45 DOM
2. 2026-06-17
   days on market $445,000 Active 44 DOM
3. 2026-06-16
   days on market $445,000 Active 43 DOM
4. 2026-06-15
   days on market $445,000 Active 42 DOM
5. 2026-06-13
   days on market $445,000 Active 40 DOM
6. 2026-06-09
   days on market $445,000 Active 36 DOM
7. 2026-06-08
   days on market $445,000 Active 35 DOM
8. 2026-06-07
   pricedays on market $445,000 Active 34 DOM
9. 2026-06-04
   days on market $485,000 Active 31 DOM
10. 2026-06-03
    days on market $485,000 Active 30 DOM
11. 2026-06-02
    days on market $485,000 Active 29 DOM
12. 2026-06-01
    days on market $485,000 Active 28 DOM
13. 2026-05-31
    days on market $485,000 Active 27 DOM
14. 2026-05-19
    status Active
15. 2026-04-06
    listed $485,000 Active
16. 1991-08-12
    soldstatus $64,000
17. 1988-08-01
    soldstatus $64,900
18. 1988-07-01
    soldstatus $64,900
19. 1982-10-01
    soldstatus $65,000
20. 1979-04-01
    soldstatus $40,000

ⓘ 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: $6,488 · $541/mo
• Projected year-2 tax: $6,488 · $541/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 X (shaded) · 23% 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: $79,008
• − Mortgage interest: −$24,927
• − Property taxes: −$6,488
• − Insurance: −$2,225
• − Repairs & maintenance: −$6,321
• − Management: −$6,321
• − Depreciation: −$12,945
• Taxable income: $19,782
• Est. tax owed @ 24.0%: −$4,748
• After-tax cash flow: $20,953/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

+1112.5% since first listed

7 events — show timeline

• 2026-05-19 Relisted — MARMLS
• 2026-04-06 Listed $485,000 MARMLS
• 1991-08-12 Sold (Public Records) $64,000 Public Records
• 1988-08-01 Sold (Public Records) $64,900 Public Records
• 1988-07-01 Sold (Public Records) $64,900 Public Records
• 1982-10-01 Sold (Public Records) $65,000 Public Records
• 1979-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $6,488 · -11.9% YoY. Source: county tax records.