1466 NE 177th St · North Miami Beach, FL 33162

$445,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 16 Days on market

Built 1952 5,700 sqft lot Est $459k · at est.

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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 +21.7/30.0
• ARV discount +8.9/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• 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 MLS

PRE-FORECLOSURE!!!!!!!!!!!!!!!BEAUTIFUL 4 BED, 2 BATH HOME IN NORTH MIAMI BEACH. VERY LARGE AND SPACIOUS. HUGE PATIO, SELLER WILL CONSIDER OFFERS ABOVE $240.000. SELLER RESERVES THE RIGHT TO REJECT OR ACCEPT ANY OFFER. EASY TO SHOW!!!!!!SHORT SALE, BANK APPR OVAL REQUIRED. !!!!!!!!!

Key facts

• 5,700 sq ft lot
• Parking
• Built 1952

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north; Resale property
• Construction: Block construction
• Exterior features: No notable exterior features listed; Less than quarter-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Has heating
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $418k (6.1% below list).
• Recommended offer: $418k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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); 287 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,179/mo this rent would consume 83% 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 $3k of loan paydown is wiped out by about $13k 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 16 days — a 2% lower offer ($438k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $176k; list at $445k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $417,908 (6.1% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $459,488
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 NE 179th St	0.16mi	3/1.0	1,184 (-11%)	2mo	$460,000	$389	72
1671 NE 180th St	0.33mi	3/2.0	1,360 (+2%)	24mo	$470,000	$346	57
1571 NE 179th St	0.20mi	2/1.0 (-1)	1,169 (-12%)	11mo	$325,000	$278	56
1601 NE 182nd St	0.39mi	3/2.0	1,238 (-7%)	12mo	$421,000	$340	56
1487 NE 176th St	0.03mi	2/1.0 (-1)	1,136 (-14%)	19mo	$433,000	$381	54
1174 NE 182nd	0.48mi	3/1.0	1,450 (+9%)	13mo	$450,000	$310	52
1985 NE 177th St	0.65mi	3/2.0	1,244 (-6%)	6mo	$462,500	$372	50
18425 NE 11th Ave	0.67mi	2/2.0 (-1)	1,422 (+7%)	5mo	$365,500	$257	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-41,001
• Equity at exit: $66,351

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-27,813
• Equity at exit: $38,475

Cash invested: $124,600 (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 33162

• Rents YoY: -1.6%
• Active inventory: 287
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,179 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $684

Break-even live

Break-even rent $3,313

Max offer price $445,000

Occupancy floor 79%

Sensitivity live

Price	-10% $936	-5% $810	+0% $684	+5% $558	+10% $432
Rent	-10% $354	-5% $519	+0% $684	+5% $849	+10% $1,014
Rate	-1.0pp $908	-0.5pp $797	base $684	+0.5pp $569	+1.0pp $452

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $445,000 Active 16 DOM
2. 2026-06-18
   days on market $445,000 Active 13 DOM
3. 2026-06-17
   days on market $445,000 Active 12 DOM
4. 2026-06-16
   days on market $445,000 Active 11 DOM
5. 2026-06-15
   days on market $445,000 Active 10 DOM
6. 2026-06-13
   days on market $445,000 Active 8 DOM
7. 2026-06-09
   days on market $445,000 Active 4 DOM
8. 2026-06-08
   days on market $445,000 Active 3 DOM
9. 2026-06-07
   remarks 323-char remark
10. 2026-06-07
    listed $445,000 Active 2 DOM

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $3,694 · $308/mo
• Expected delta: +$2,514/yr (+$210/mo · 213.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $50,149
• − Mortgage interest: −$24,927
• − Property taxes: −$1,179
• − Insurance: −$2,225
• − Repairs & maintenance: −$4,012
• − Management: −$4,012
• − Depreciation: −$12,945
• Taxable income: $848
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $8,006/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): 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

+959.5% since first listed

7 events — show timeline

• 2026-06-05 Listed $445,000 MARMLS
• 2025-04-02 Listing Removed — MARMLS
• 2025-03-26 Listed $70,000 MARMLS
• 2007-03-19 Listed $200,000 MARMLS
• 2004-06-16 Sold (Public Records) $176,500 Public Records
• 1989-10-04 Sold (Public Records) $62,000 Public Records
• 1980-07-01 Sold (Public Records) $42,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,179 · +4.2% YoY. Source: county tax records.