16851 NE 23rd Ave Unit A409 · North Miami Beach, FL 33160

$135,000

1 bd · 1.0 ba · 720 sqft · Condo public records · 50 Days on market

Built 1973 $467/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
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great 1 bedroom and 1 bathroom unit!Lots of space!Great closets, pool, enclosed balcony. CLose to major roads, highway, shops, beaches, and much more!UNIT ITS RENTED $740 UNTILL MAY 2013 GREAT FOR INVESTMENT EXCELENT TENANT !!there are asses for $71 untill 12/2012 OWNER MOTIVATED

Key facts

• Gated community
• Laundry facilities
• Updated floors

Tags

• GATED COMMUNITY
• IMPACT WINDOWS
• SPACIOUS OPEN KITCHEN
• UPDATED FLOORS
• POOL
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee (includes water and sewer); Association amenities: Elevator(s), Pool

Exterior

• Parking: Assigned parking; Covered parking (1 space); 1-car garage
• Security: Complex fenced; Smoke detectors
• Utilities: Electric service with fuses; Cable not available
• Home design: Attached property; 6-story building; Entry on 4th level; Resale unit
• Construction: Block construction
• Exterior features: Fruit trees; Exterior lighting; Storm/security shutters; Security/high-impact doors

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Combined living and dining area; Bedroom on main level; Third floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,111/mo this rent would consume 56% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $711 appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago 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 $69k; list at $135k implies a 96% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.98%
• DSCR: 2.42
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.81×
• Total profit: $30,739
• Equity at exit: $42,794

10-year hold

• IRR: 18.6%
• Equity multiple: 2.95×
• Total profit: $73,697
• Equity at exit: $54,404

Cash invested: $37,800 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,111 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$467
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $581

Break-even live

Break-even rent $2,376

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $135,000 Active 50 DOM
2. 2026-06-17
   days on market $135,000 Active 49 DOM
3. 2026-06-16
   days on market $135,000 Active 48 DOM
4. 2026-06-15
   days on market $135,000 Active 47 DOM
5. 2026-06-13
   days on market $135,000 Active 45 DOM
6. 2026-06-09
   days on market $135,000 Active 41 DOM
7. 2026-06-08
   days on market $135,000 Active 40 DOM
8. 2026-06-07
   days on market $135,000 Active 39 DOM
9. 2026-06-04
   days on market $135,000 Active 36 DOM
10. 2026-06-03
    days on market $135,000 Active 35 DOM
11. 2026-06-02
    days on market $135,000 Active 34 DOM
12. 2026-06-01
    days on market $135,000 Active 33 DOM
13. 2026-05-31
    days on market $135,000 Active 32 DOM
14. 2026-04-29
    listed $135,000 Active
15. 2025-12-31
    historical
16. 2025-12-02
    status Active
17. 2025-11-09
    status Pending
18. 2025-10-07
    historical $1,450
19. 2025-09-30
    price $1,450
20. 2025-09-29
    price $155,000
21. 2025-09-24
    status Active
22. 2025-09-23
    status Pending
23. 2025-09-04
    price $1,490
24. 2025-08-13
    listed $1,550
25. 2025-08-13
    historical $1,550
26. 2025-08-04
    price $160,000
27. 2025-07-18
    historical $1,550
28. 2025-07-17
    listed $1,550
29. 2025-07-16
    price $1,600
30. 2025-07-10
    listed $1,550
31. 2025-05-21
    price $175,000
32. 2025-03-21
    listed $185,000 Active
33. 2024-07-03
    historical $1,600
34. 2024-06-12
    listed $1,600
35. 2013-01-03
    soldstatus $69,000
36. 2012-12-27
    soldstatus $69,000 282-char remark

    Show marketing remark (282 chars)

    Great 1 bedroom and 1 bathroom unit!Lots of space!Great closets, pool, enclosed balcony. CLose to major roads, highway, shops, beaches, and much more!UNIT ITS RENTED $740 UNTILL MAY 2013 GREAT FOR INVESTMENT EXCELENT TENANT !!there are asses for $71 untill 12/2012 OWNER MOTIVATED

37. 2012-07-31
    soldstatus $52,000
38. 2005-07-26
    soldstatus $123,000
39. 2001-03-22
    soldstatus $30,000
40. 1991-06-24
    soldstatus $24,500
41. 1973-11-01
    soldstatus $25,900

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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 7/10 Severe FEMA zone AE · 87% 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: $37,333
• − Mortgage interest: −$7,562
• − Property taxes: −$2,628
• − Insurance: −$5,794
• − Repairs & maintenance: −$2,987
• − Management: −$2,987
• − HOA: −$5,604
• − Depreciation: −$3,927
• Taxable income: $5,844
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,569/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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

+421.2% since first listed

28 events — show timeline

• 2026-04-29 Listed $135,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-02 Relisted — MARMLS
• 2025-11-09 Pending — MARMLS
• 2025-10-07 Rental Removed $1,450 MARMLS
• 2025-09-30 Price Changed $1,450 MARMLS
• 2025-09-29 Price Changed $155,000 MARMLS
• 2025-09-24 Relisted — MARMLS
• 2025-09-23 Pending — MARMLS
• 2025-09-04 Price Changed $1,490 MARMLS
• 2025-08-13 Listed for Rent $1,550 MARMLS
• 2025-08-13 Rental Removed $1,550 LISTANZA
• 2025-08-04 Price Changed $160,000 MARMLS
• 2025-07-18 Rental Removed $1,550 MARMLS
• 2025-07-17 Listed for Rent $1,550 LISTANZA
• 2025-07-16 Price Changed $1,600 MARMLS
• 2025-07-10 Listed for Rent $1,550 MARMLS
• 2025-05-21 Price Changed $175,000 MARMLS
• 2025-03-21 Listed $185,000 MARMLS
• 2024-07-03 Rental Removed $1,600 MARMLS
• 2024-06-12 Listed for Rent $1,600 MARMLS
• 2013-01-03 Sold (Public Records) $69,000 Public Records
• 2012-12-27 Sold (MLS) $69,000 MARMLS
• 2012-07-31 Sold (MLS) $52,000 MARMLS
• 2005-07-26 Sold (Public Records) $123,000 Public Records
• 2001-03-22 Sold (Public Records) $30,000 Public Records
• 1991-06-24 Sold (Public Records) $24,500 Public Records
• 1973-11-01 Sold (Public Records) $25,900 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,628 · +4.2% YoY. Source: county tax records.