17000 NE 14th Ave #301 · North Miami Beach, FL 33162

$50,000

2 bd · 1.0 ba · 883 sqft · Condo public records · 143 Days on market

Built 1964 $880/mo HOA · 27% of rent ↓ 33% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

REDUCE TO $50,000 FIRM -COOP- CASH ONLY- LAND LEASE- GREAT DEAL WOW! PRICED TO SELL FAST! GREAT OPPORTUNITY! Rare 2 bedrooms and 1 bathroom unit for sale at the Mar-Len Gardens in the building 2. Tile floor throughout, this one has a brand new AC. .. Yes! One rare with central air! Updated kitchen with white cabinets, stainless steel appliances & granite countertop. Selling at the price of a 1 bedroom wow! The Mar-Len garden is a Hopa Verified Community with lots of activities and fun. This COOP is including the land lease, the taxes, some reserves and the maintenance in the total monthly fees of $870. Cash only, No Rental 1st year, then once a year for a max of 3 months, Gated commu

Key facts

• Gated community
• White cabinets
• Updated kitchen

Tags

• BRAND NEW AC
• UPDATED KITCHEN
• WHITE CABINETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOP
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.1% 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 $3,304/mo this rent would consume 65% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: major flood risk; 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 6.61% ✓
• Cap rate: 38.14%
• Cash-on-cash: 113.74%
• DSCR: 6.06
• GRM: 1.3

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: —
• Equity multiple: 5.51×
• Total profit: $63,163
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 9.83×
• Total profit: $123,666
• Equity at exit: $4,323

Cash invested: $14,000 (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: 1.3×

Monthly cashflow live

• Estimated rent: $3,304 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$880
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,260

Break-even live

Break-even rent $1,708

Max offer price $50,000

Occupancy floor 57%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $880 · $10,560/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-04-10
   status Pending
2. 2026-04-06
   price $50,000
3. 2026-03-31
   price $65,000
4. 2026-02-28
   price $68,000
5. 2026-02-07
   status Active
6. 2026-02-07
   price $69,000
7. 2026-01-03
   historical Active Under Contract
8. 2025-12-04
   status Active
9. 2025-11-28
   historical Active Under Contract
10. 2025-11-17
    listed $65,000 Active
11. 2025-11-12
    historical
12. 2025-11-06
    price $65,000
13. 2025-10-17
    status Active
14. 2025-10-03
    historical Active Under Contract
15. 2025-07-16
    price $75,000
16. 2025-06-06
    price $80,000
17. 2025-03-13
    price $89,000
18. 2025-01-15
    price $99,000
19. 2024-11-18
    listed $115,000 Active
20. 2024-11-11
    historical
21. 2024-03-14
    price $115,000
22. 2024-01-02
    price $125,000
23. 2023-12-08
    listed $129,999 Active
24. 2023-12-05
    historical
25. 2023-10-25
    price $141,000
26. 2023-06-05
    listed $149,000 Active
27. 2015-04-27
    soldstatus $49,900 Sold
28. 2015-03-21
    status Pending
29. 2015-01-05
    status Active
30. 2014-12-08
    status Pending
31. 2014-11-24
    listed $49,900 Active
32. 2014-11-17
    historical
33. 2014-09-11
    status Active
34. 2014-08-13
    status Pending
35. 2014-07-04
    price $54,900
36. 2014-04-17
    listed $75,000 Active

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/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 X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $39,645
• − Mortgage interest: −$2,801
• − Property taxes: −$1,440
• − Insurance: −$1,048
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − HOA: −$10,560
• − Depreciation: −$1,455
• Taxable income: $15,999
• Est. tax owed @ 24.0%: −$3,840
• After-tax cash flow: $11,286/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

• 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

-33.3% since first listed

36 events — show timeline

• 2026-04-10 Pending — MARMLS
• 2026-04-06 Price Changed $50,000 MARMLS
• 2026-03-31 Price Changed $65,000 MARMLS
• 2026-02-28 Price Changed $68,000 MARMLS
• 2026-02-07 Relisted — MARMLS
• 2026-02-07 Price Changed $69,000 MARMLS
• 2026-01-03 Contingent — MARMLS
• 2025-12-04 Relisted — MARMLS
• 2025-11-28 Contingent — MARMLS
• 2025-11-17 Listed $65,000 MARMLS
• 2025-11-12 Listing Removed — MARMLS
• 2025-11-06 Price Changed $65,000 MARMLS
• 2025-10-17 Relisted — MARMLS
• 2025-10-03 Contingent — MARMLS
• 2025-07-16 Price Changed $75,000 MARMLS
• 2025-06-06 Price Changed $80,000 MARMLS
• 2025-03-13 Price Changed $89,000 MARMLS
• 2025-01-15 Price Changed $99,000 MARMLS
• 2024-11-18 Listed $115,000 MARMLS
• 2024-11-11 Listing Removed — MARMLS
• 2024-03-14 Price Changed $115,000 MARMLS
• 2024-01-02 Price Changed $125,000 MARMLS
• 2023-12-08 Listed $129,999 MARMLS
• 2023-12-05 Listing Removed — MARMLS
• 2023-10-25 Price Changed $141,000 MARMLS
• 2023-06-05 Listed $149,000 MARMLS
• 2015-04-27 Sold (MLS) $49,900 MARMLS
• 2015-03-21 Pending — MARMLS
• 2015-01-05 Relisted — MARMLS
• 2014-12-08 Pending — MARMLS
• 2014-11-24 Listed $49,900 MARMLS
• 2014-11-17 Listing Removed — MARMLS
• 2014-09-11 Relisted — MARMLS
• 2014-08-13 Pending — MARMLS
• 2014-07-04 Price Changed $54,900 MARMLS
• 2014-04-17 Listed $75,000 MARMLS

Property tax history

+46.9%/yr

Latest (2025): $1,440 · -9.1% YoY. Source: county tax records.