15150 NE 15th Ct · North Miami Beach, FL 33162

$339,000

2 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 3 Days on market

Built 1953 10,000 sqft lot Est $463k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

3/2 home with converted garage (1/1) Double lot (both lots under the same folio) New roof 2025-built to code Property has existing violations to be assumed by buyer. Great opportunity with extra land and strong potential. Tittle has violation and open permits. no Kitchen, no A/C

Key facts

• Extra land
• Converted garage
• Double lot

Tags

• CONVERTED GARAGE
• DOUBLE LOT
• NEW ROOF
• EXTRA LAND

Property features AI

Exterior

• Parking: 2-car garage; Driveway (2 covered spaces)
• Utilities: Public water; Septic tank
• Home design: Single-story; Faces northeast
• Construction: Block construction; Shingle roof; Year built unknown
• Exterior features: Outdoor lighting; Lot less than a quarter acre

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Interior features: First-floor entry; Tile flooring
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (9.6% below list).
• Meets the 1% rule at list price ($3k rent vs $339k).
• Recommended offer: $307k (9.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#71 in FL, #1,177 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime 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); 286 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 $3,455/mo this rent would consume 68% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $145k; list at $339k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1953 — 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 $306,581 (9.6% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $462,768
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620 NE 160th St	0.54mi	2/2.0	1,450 (-3%)	24mo	$425,000	$293	47
14000 NE 16th Ct	0.71mi	3/2.0 (+1)	1,400 (-6%)	2mo	$570,000	$407	46
1410 NE 161st St	0.60mi	3/2.0 (+1)	1,340 (-10%)	1mo	$417,000	$311	46

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: -24.3%
• Equity multiple: 0.20×
• Total profit: $-76,345
• Equity at exit: $50,546

10-year hold

• IRR: -36.7%
• Equity multiple: -0.25×
• Total profit: $-119,029
• Equity at exit: $29,311

Cash invested: $94,920 (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: 286
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,455 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$994 /mo · $11,932/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-184

Break-even live

Break-even rent $3,688

Max offer price $306,581

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-88	+0% $-184	+5% $-279	+10% $-375
Rent	-10% $-456	-5% $-320	+0% $-184	+5% $-47	+10% $89
Rate	-1.0pp $-13	-0.5pp $-97	base $-184	+0.5pp $-271	+1.0pp $-361

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: $84,750
• Closing costs: $10,170
• 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	16d	1	1.38mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	14d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $339,000 Active 3 DOM
2. 2026-06-18
   remarks 283-char remark
3. 2026-06-18
   listed $339,000 Active 1 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: $11,932 · $994/mo
• Projected year-2 tax: $11,932 · $994/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: $41,466
• − Mortgage interest: −$18,989
• − Property taxes: −$11,932
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,317
• − Management: −$3,317
• − Depreciation: −$9,862
• Taxable loss: −$7,647
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-367/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 Beach

• Score: 82/100
• State rank: #71
• US rank: #1177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,324
• 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

+959.4% since first listed

13 events — show timeline

• 2026-06-16 Listed $339,000 MARMLS
• 2026-05-05 Listing Removed — MARMLS
• 2026-05-04 Price Changed $319,900 MARMLS
• 2026-05-01 Price Changed $349,900 MARMLS
• 2026-04-27 Price Changed $379,900 MARMLS
• 2026-04-24 Listed $399,900 MARMLS
• 2004-05-13 Sold (Public Records) $145,000 Public Records
• 2002-07-17 Sold (Public Records) $130,000 Public Records
• 2001-06-15 Sold (Public Records) $61,500 Public Records
• 1995-08-18 Sold (Public Records) $69,000 Public Records
• 1991-12-10 Sold (Public Records) $55,000 Public Records
• 1991-12-01 Sold (Public Records) $55,000 Public Records
• 1978-10-01 Sold (Public Records) $32,000 Public Records

Property tax history

+18.1%/yr

Latest (2025): $11,932 · +7.1% YoY. Source: county tax records.