13499 Biscayne Blvd #801 · North Miami, FL 33181

$164,500

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 643 Days on market

Built 1973 $900/mo HOA · 27% 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 +28.6/30.0
• 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

Beautifully renovated floor plan 2/2 apartment with great views. There is one Primary suite, another large 2nd bedroom. Renovated tile floors throughout, flat ceilings, modern open kitchen with new cabinets, counter tops and stainless steel appliances, new bathrooms floors and balcony with city views. Apt can be rented right away. 24 hours security, laundry facilities, pool, storage and covered parking. Excellent location close to Aventura, I-95, located close to FIU, Johnson and Wales, Berry University, a short distance from Parks, Malls, and Restaurants and only a short drive to the Beach. Right on BISCAYNE BLVD Across Street from Starbucks, Banks, Restaurants and minutes from Costco,

Key facts

• $900 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $900 covering parking; Association amenities include a pool

Exterior

• Parking: Assigned covered parking (1 space); 1-car garage
• Security: Secured lobby
• Utilities: Central heating and cooling
• Home design: Attached property; Located on entry level 8; 18-story building
• Construction: Block construction; Year built: Unknown
• Exterior features: Balcony (open); Association pool; Lobby with secured entry

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); 340 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 $3,313/mo this rent would consume 63% 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.

Negotiation context

• It's been on market 643 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $114k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% of rent.
• 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 $144,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 643 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 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. 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: 2.01% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 4.1

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: -18.4%
• Equity multiple: 0.39×
• Total profit: $-28,169
• Equity at exit: $24,527

10-year hold

• IRR: -40.0%
• Equity multiple: -0.06×
• Total profit: $-49,031
• Equity at exit: $14,223

Cash invested: $46,060 (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: 340
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,313 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$900
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $115

Break-even live

Break-even rent $3,168

Max offer price $164,500

Occupancy floor 92%

Sensitivity live

Price	-10% $208	-5% $161	+0% $115	+5% $68	+10% $22
Rent	-10% $-147	-5% $-16	+0% $115	+5% $246	+10% $376
Rate	-1.0pp $198	-0.5pp $157	base $115	+0.5pp $72	+1.0pp $29

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: $41,125
• Closing costs: $4,935
• 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	0.33mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	0.33mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $164,500 Active 643 DOM
2. 2026-06-17
   days on market $164,500 Active 642 DOM
3. 2026-06-16
   pricedays on market $164,500 Active 641 DOM
4. 2026-06-15
   days on market $169,000 Active 640 DOM
5. 2026-06-13
   days on market $169,000 Active 638 DOM
6. 2026-06-09
   days on market $169,000 Active 634 DOM
7. 2026-06-08
   days on market $169,000 Active 633 DOM
8. 2026-06-08
   days on market $169,000 Active 632 DOM
9. 2026-06-04
   days on market $169,000 Active 629 DOM
10. 2026-06-03
    days on market $169,000 Active 628 DOM
11. 2026-06-02
    days on market $169,000 Active 627 DOM
12. 2026-06-01
    days on market $169,000 Active 626 DOM
13. 2026-05-31
    days on market $169,000 Active 625 DOM
14. 2026-02-05
    price $169,000
15. 2026-01-31
    price $189,000
16. 2025-05-10
    price $239,000
17. 2024-09-13
    listed $279,000 Active
18. 2024-09-11
    historical
19. 2024-06-13
    historical $2,200
20. 2024-02-14
    listed $2,200
21. 2024-01-26
    price $259,000
22. 2024-01-18
    status Active
23. 2023-12-16
    historical $2,200
24. 2023-12-08
    price $2,200
25. 2023-10-31
    listed $2,490
26. 2023-09-07
    listed $279,000 Active
27. 2021-10-11
    historical
28. 2021-09-29
    listed $180,000 Active
29. 2021-07-28
    soldstatus $142,500
30. 2021-07-20
    soldstatus $142,500 Closed
31. 2021-07-09
    status Pending
32. 2021-06-22
    historical Active Under Contract
33. 2021-05-06
    listed $147,000 Active
34. 2018-03-09
    soldstatus $130,000
35. 2018-02-28
    soldstatus $130,000 Sold
36. 2018-02-06
    status Pending
37. 2017-10-26
    price $144,000
38. 2017-07-25
    listed $149,000 Active
39. 1994-12-01
    soldstatus $86,500

ⓘ 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: $2,940 · $245/mo
• Projected year-2 tax: $2,940 · $245/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $39,759
• − Mortgage interest: −$9,215
• − Property taxes: −$2,940
• − Insurance: −$5,941
• − Repairs & maintenance: −$3,181
• − Management: −$3,181
• − HOA: −$10,800
• − Depreciation: −$4,785
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,445/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

+95.4% since first listed

26 events — show timeline

• 2026-02-05 Price Changed $169,000 MARMLS
• 2026-01-31 Price Changed $189,000 MARMLS
• 2025-05-10 Price Changed $239,000 MARMLS
• 2024-09-13 Listed $279,000 MARMLS
• 2024-09-11 Listing Removed — MARMLS
• 2024-06-13 Rental Removed $2,200 MARMLS
• 2024-02-14 Listed for Rent $2,200 MARMLS
• 2024-01-26 Price Changed $259,000 MARMLS
• 2024-01-18 Relisted — MARMLS
• 2023-12-16 Rental Removed $2,200 MARMLS
• 2023-12-08 Price Changed $2,200 MARMLS
• 2023-10-31 Listed for Rent $2,490 MARMLS
• 2023-09-07 Listed $279,000 MARMLS
• 2021-10-11 Listing Removed — MARMLS
• 2021-09-29 Listed $180,000 MARMLS
• 2021-07-28 Sold (Public Records) $142,500 Public Records
• 2021-07-20 Sold (MLS) $142,500 MARMLS
• 2021-07-09 Pending — MARMLS
• 2021-06-22 Contingent — MARMLS
• 2021-05-06 Listed $147,000 MARMLS
• 2018-03-09 Sold (Public Records) $130,000 Public Records
• 2018-02-28 Sold (MLS) $130,000 MARMLS
• 2018-02-06 Pending — MARMLS
• 2017-10-26 Price Changed $144,000 MARMLS
• 2017-07-25 Listed $149,000 MARMLS
• 1994-12-01 Sold (Public Records) $86,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,940 · -13.2% YoY. Source: county tax records.