1975 NE 135th St Unit 2D · North Miami, FL 33181

$170,000

1 bd · 1.0 ba · 564 sqft · Condo public records · 387 Days on market

Built 1972 $300/mo HOA · 10% 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 +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IDEAL FOR INVESTORS!!! GREAT LOCATION CLOSE TO THE BEACH AND BISCAYNE BLVD!! RENTED FOR $825 UNTIL SEPT/2013. New windows, tile floors, new paint, very good shape!! Swimming pool and gate/secure garage!

Key facts

• Surrounded by shops
• Surrounded by parks
• Surrounded by gyms

Tags

• GENEROUS CLOSET SPACE
• HIGHLY SOUGHT-AFTER LOCATION
• SURROUNDED BY PARKS
• SURROUNDED BY SHOPS
• SURROUNDED BY GYMS
• SURROUNDED BY SCHOOLS

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $300; Association amenities include pool, elevator(s), and laundry; Association fee covers laundry, maintenance of structure, parking, pool(s), sewer, trash and water

Exterior

• Parking: Attached, covered garage with 1 space
• Security: Elevator secured; Intercom; Phone entry; Smoke detectors
• Utilities: Water and sewer included in association fees; Electric cooling
• Home design: Attached property (unit in a multi-unit building); 2-story building; Second-floor unit/entry
• Construction: Block construction
• Exterior features: Association pool; Complex is fenced; Intercom and phone entry

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Second-floor entry; Elevator access; Exterior lighting; Smoke detectors
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,944/mo this rent would consume 56% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12130% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 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 1972 — 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: 1.73% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 4.8

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $13,108
• Equity at exit: $25,348

10-year hold

• IRR: 13.3%
• Equity multiple: 1.89×
• Total profit: $42,302
• Equity at exit: $14,698

Cash invested: $47,600 (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 33181

• Rents YoY: -0.1%
• Active inventory: 335
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,944 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$228 /mo · $2,735/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $769

Break-even live

Break-even rent $1,971

Max offer price $170,000

Occupancy floor 69%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $170,000 Active 387 DOM
2. 2026-06-17
   days on market $170,000 Active 386 DOM
3. 2026-06-16
   days on market $170,000 Active 385 DOM
4. 2026-06-15
   days on market $170,000 Active 384 DOM
5. 2026-06-13
   days on market $170,000 Active 382 DOM
6. 2026-06-09
   days on market $170,000 Active 378 DOM
7. 2026-06-08
   days on market $170,000 Active 377 DOM
8. 2026-06-08
   days on market $170,000 Active 376 DOM
9. 2026-06-04
   days on market $170,000 Active 373 DOM
10. 2026-06-03
    days on market $170,000 Active 372 DOM
11. 2026-06-02
    days on market $170,000 Active 371 DOM
12. 2026-06-01
    days on market $170,000 Active 370 DOM
13. 2026-05-31
    days on market $170,000 Active 369 DOM
14. 2026-03-19
    historical $1,390
15. 2026-03-01
    listed $1,390
16. 2026-01-05
    price $170,000
17. 2025-05-26
    listed $173,000 Active
18. 2013-03-04
    soldstatus $75,000 202-char remark

    Show marketing remark (202 chars)

    IDEAL FOR INVESTORS!!! GREAT LOCATION CLOSE TO THE BEACH AND BISCAYNE BLVD!! RENTED FOR $825 UNTIL SEPT/2013. New windows, tile floors, new paint, very good shape!! Swimming pool and gate/secure garage!

19. 2013-01-24
    soldstatus $75,000
20. 2012-03-23
    soldstatus $40,100 135-char remark

    Show marketing remark (135 chars)

    Cozy 1 bedroom / 1 bathroom unit with pool views, low maintenance fees, secure building. Walking distance to shops & restaurants.

21. 2006-09-05
    soldstatus $140,000
22. 1988-03-31
    soldstatus $28,000
23. 1981-04-01
    soldstatus $36,000

ⓘ 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: $2,735 · $228/mo
• Projected year-2 tax: $2,735 · $228/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 X · 99% 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: $35,334
• − Mortgage interest: −$9,523
• − Property taxes: −$2,735
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − HOA: −$3,600
• − Depreciation: −$4,945
• Taxable income: $7,230
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $7,498/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

-96.1% since first listed

10 events — show timeline

• 2026-03-19 Rental Removed $1,390 MARMLS
• 2026-03-01 Listed for Rent $1,390 MARMLS
• 2026-01-05 Price Changed $170,000 MARMLS
• 2025-05-26 Listed $173,000 MARMLS
• 2013-03-04 Sold (MLS) $75,000 MARMLS
• 2013-01-24 Sold (Public Records) $75,000 Public Records
• 2012-03-23 Sold (MLS) $40,100 MARMLS
• 2006-09-05 Sold (Public Records) $140,000 Public Records
• 1988-03-31 Sold (Public Records) $28,000 Public Records
• 1981-04-01 Sold (Public Records) $36,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,735 · +5.2% YoY. Source: county tax records.