2334 NE 136th St · North Miami Beach, FL 33181

$314,000

1 bd · 1.0 ba · 690 sqft · SingleFamily public records · 104 Days on market

Built 1957 2,770 sqft lot

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Why this score? — see what drove the C 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this charming single-family CBS (concrete block) home featuring 2 bedrooms and 1 bathroom, situated on two lots in a convenient and desirable neighborhood. The home offers impact windows for added security and energy efficiency, along with a new AC system. The kitchen is equipped with quality appliances including Miele appliances, an electric cooktop, microwave, and a Sub-Zero refrigerator. The double lot provides additional outdoor space and great potential for future possibilities. Ideal for investors or end users -- there is no HOA and the property can be rented right away. The location is excellent: • Close to major stores such as Target, Costco, and Home Depot • On

Key facts

• Quality appliances
• Double lot
• New ac system

Tags

• IMPACT WINDOWS
• NEW AC SYSTEM
• QUALITY APPLIANCES
• DOUBLE LOT
• NO HOA
• CLOSE TO MAJOR STORES

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association amenities include a basketball court

Exterior

• Parking: 5 open parking spaces
• Utilities: Public water; Water service available
• Home design: Single-family residence; One story; Faces west; Resale condition; Entry level: Main
• Construction: Block construction; Other roof
• Exterior features: Not waterfront; Waterfront features: None

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $314k).
• Recommended offer: $286k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: David Lawrence Jr. K-8 Center (math 43% / reading 50%, grade D-, #1,223 of 2,144 statewide, top 57%, 1,282 students, 55% FRL); John F. Kennedy Middle School (math 47% / reading 55%, grade C, #237 of 571 statewide, top 43%, 1,074 students, 67% FRL); Alonzo & Tracy Mourning Senior High School (math 38% / reading 50%, grade F, #244 of 667 statewide, top 37%, 1,597 students, 48% FRL).
• 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 $3,183/mo this rent would consume 60% 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 $2k of loan paydown is wiped out by about $9k 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 104 days — a 9% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $314k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 8.2

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-52,324
• Equity at exit: $46,818

10-year hold

• IRR: -17.2%
• Equity multiple: 0.19×
• Total profit: $-70,945
• Equity at exit: $27,149

Cash invested: $87,920 (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 33181

• Rents YoY: -0.1%
• Active inventory: 335
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,183 medium
• Mortgage (P&I): −$1,647
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $121

Break-even live

Break-even rent $3,030

Max offer price $314,000

Occupancy floor 91%

Sensitivity live

Price	-10% $299	-5% $210	+0% $121	+5% $32	+10% $-57
Rent	-10% $-131	-5% $-5	+0% $121	+5% $247	+10% $372
Rate	-1.0pp $279	-0.5pp $201	base $121	+0.5pp $40	+1.0pp $-43

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: $78,500
• Closing costs: $9,420
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $314,000 Active 104 DOM
2. 2026-06-17
   days on market $314,000 Active 103 DOM
3. 2026-06-16
   days on market $314,000 Active 102 DOM
4. 2026-06-15
   days on market $314,000 Active 101 DOM
5. 2026-06-13
   days on market $314,000 Active 99 DOM
6. 2026-06-09
   days on market $314,000 Active 95 DOM
7. 2026-06-08
   days on market $314,000 Active 94 DOM
8. 2026-06-07
   days on market $314,000 Active 93 DOM
9. 2026-06-04
   days on market $314,000 Active 90 DOM
10. 2026-06-03
    days on market $314,000 Active 89 DOM
11. 2026-06-02
    days on market $314,000 Active 88 DOM
12. 2026-06-01
    days on market $314,000 Active 87 DOM
13. 2026-05-31
    days on market $314,000 Active 86 DOM
14. 2026-04-17
    price $314,000
15. 2026-03-06
    listed $324,000 Active
16. 2005-04-21
    soldstatus $70,000

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,606 · $217/mo
• Expected delta: +$328/yr (+$27/mo · 14.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 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: $38,200
• − Mortgage interest: −$17,589
• − Property taxes: −$2,279
• − Insurance: −$6,688
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$9,135
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $2,316/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): 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

+348.6% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $314,000 Beaches MLS
• 2026-03-06 Listed $324,000 Beaches MLS
• 2005-04-21 Sold (Public Records) $70,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,279 · -13.0% YoY. Source: county tax records.