2025 NE 164th St #405 · North Miami Beach, FL 33162

$125,000

1 bd · 1.0 ba · 790 sqft · Condo public records · 355 Days on market

Built 1970 $492/mo HOA · 15% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Remarks Excellent investment opportunity!! This condo is located in a prime location perfect for investors with no rental restrictions. This unit offers 1 bedroom and (1.5) bathroom with a large pool area, gym and an assigned parking with plenty of street parking. HOA includes water, insurance, waste, and landscaping. No assessment payment at this time One of the standout features of this property is its closeness to Aventura mall, 3 miles away from Sunny Isles Beach and 5 minutes away from Greynold's park and Oleta park. Income-producing opportunity in North Miami Beach. Building reopened in April 2025 after completing major structural improvements and ongoing upgrades. Units are currentl

Key facts

• Large pool area
• Greynold's park
• Gym

Tags

• LARGE POOL AREA
• GYM
• ASSIGNED PARKING
• CLOSENESS TO AVENTURA MALL
• GREYNOLD'S PARK
• OLETA PARK

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, storage, and elevators; Association fee covers amenities, common areas, hot water, laundry, structure maintenance, parking, pest control, and pool(s)

Exterior

• Parking: One-car garage; Garage door opener; One covered parking space
• Security: Closed-circuit cameras; Fire alarm; Intercom; Smoke detectors
• Utilities: Association-managed pool
• Home design: Condo/attached property; 10-story building; Entry on level 4; Unit located on level 4
• Construction: Block construction
• Exterior features: Open porch; Porch

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 5.2% in North Miami Beach — 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 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); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,319/mo this rent would consume 66% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask is 8829% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 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 1970 — 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. 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?
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: 2.66% ✓
• Cap rate: 19.49%
• Cash-on-cash: 47.13%
• DSCR: 3.10
• GRM: 3.1

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: 22.8%
• Equity multiple: 1.88×
• Total profit: $30,942
• Equity at exit: $18,638

10-year hold

• IRR: 27.8%
• Equity multiple: 2.98×
• Total profit: $69,326
• Equity at exit: $10,808

Cash invested: $35,000 (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: 3.1×

Monthly cashflow live

• Estimated rent: $3,319 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$492
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $948

Break-even live

Break-even rent $2,119

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Likely covers: waterlandscapingpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-01-11
   historical $1,400
2. 2025-12-16
   listed $1,400
3. 2025-10-09
   historical $1,400
4. 2025-09-23
   price $1,400
5. 2025-09-20
   price $1,250
6. 2025-09-15
   price $125,000
7. 2025-08-12
   listed $1,650
8. 2025-07-22
   historical $1,650
9. 2025-07-20
   listed $1,650
10. 2025-07-16
    historical $1,650
11. 2025-07-05
    listed $1,650
12. 2025-06-04
    listed $165,000 Active
13. 2020-01-17
    soldstatus $110,000
14. 2019-12-03
    historical
15. 2019-11-14
    historical Active Under Contract
16. 2019-08-15
    status Active
17. 2019-07-01
    status Backup Contract
18. 2019-05-21
    listed $125,000 Active
19. 1991-07-30
    soldstatus $32,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$464/yr (+$39/mo · 81.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 92% 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: $39,826
• − Mortgage interest: −$7,002
• − Property taxes: −$573
• − Insurance: −$5,744
• − Repairs & maintenance: −$3,186
• − Management: −$3,186
• − HOA: −$5,904
• − Depreciation: −$3,636
• Taxable income: $10,595
• Est. tax owed @ 24.0%: −$2,543
• After-tax cash flow: $8,833/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

-95.6% since first listed

19 events — show timeline

• 2026-01-11 Rental Removed $1,400 MARMLS
• 2025-12-16 Listed for Rent $1,400 MARMLS
• 2025-10-09 Rental Removed $1,400 MARMLS
• 2025-09-23 Price Changed $1,400 MARMLS
• 2025-09-20 Price Changed $1,250 MARMLS
• 2025-09-15 Price Changed $125,000 MARMLS
• 2025-08-12 Listed for Rent $1,650 MARMLS
• 2025-07-22 Rental Removed $1,650 MARMLS
• 2025-07-20 Listed for Rent $1,650 MARMLS
• 2025-07-16 Rental Removed $1,650 MARMLS
• 2025-07-05 Listed for Rent $1,650 MARMLS
• 2025-06-04 Listed $165,000 MARMLS
• 2020-01-17 Sold (Public Records) $110,000 Public Records
• 2019-12-03 Listing Removed — MARMLS
• 2019-11-14 Contingent — MARMLS
• 2019-08-15 Relisted — MARMLS
• 2019-07-01 Pending — MARMLS
• 2019-05-21 Listed $125,000 MARMLS
• 1991-07-30 Sold (Public Records) $32,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $573 · +3.9% YoY. Source: county tax records.