11925 NE 19th Dr #8 · North Miami, FL 33181

$164,995

1 bd · 1.0 ba · 722 sqft · Condo public records · 59 Days on market

Built 1962 $152/mo HOA · 5% 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

PRICED TO SELL UNIT WITH 722 SQFT. CENTRALLY LOCATED SANS SOUCI CONDO, 1 LARGE BEDROOM LOTS OF CLOSETS SPACE, LIVING/DINING ROOM COMBO, FULL BATHROOM, KITCHEN, ON THE SECOND FLOOR, UNIT OVERLOOKS POOL AREA, HAS 1 PARKING SPACE BEHIND BUILDING AND PLENTY O F GUESS PARKING, ASSOCIATION FEE IS $152.85 WHICH INCLUDES WATER, INSURANCE AND EXTERIOR MAINTENANCE. CALL AGENT FOR MORE DETAILS

Key facts

• Ceramic tile floors
• Shopping
• Pool area view

Tags

• POOL AREA VIEW
• CERAMIC TILE FLOORS
• PUBLIC TRANSPORTATION
• SHOPPING
• VARIETY OF RESTAURANTS
• LOW MAINTENANCE

Property features AI

Finance

• Other: Pets allowed (no restrictions)
• Financial info: Annual taxes listed (2025)
• HOA & community: Monthly association fee of $152; Community pool

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Home design: 2-story property; Entry located on level 2; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Association pool

Interior

• Kitchen: Built-in oven; Electric range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 $3,238/mo this rent would consume 61% 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $160,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.10%
• DSCR: 2.43
• GRM: 4.2

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: 9.1%
• Equity multiple: 1.34×
• Total profit: $15,747
• Equity at exit: $24,601

10-year hold

• IRR: 14.7%
• Equity multiple: 1.98×
• Total profit: $45,135
• Equity at exit: $14,266

Cash invested: $46,199 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,238 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$152
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $809

Break-even live

Break-even rent $2,213

Max offer price $164,995

Occupancy floor 70%

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: $41,249
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $152 · $1,824/yr
• Likely covers: waterexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $164,995 Active 59 DOM
2. 2026-06-17
   days on market $164,995 Active 58 DOM
3. 2026-06-16
   days on market $164,995 Active 57 DOM
4. 2026-06-15
   days on market $164,995 Active 56 DOM
5. 2026-06-13
   days on market $164,995 Active 54 DOM
6. 2026-06-09
   days on market $164,995 Active 50 DOM
7. 2026-06-08
   days on market $164,995 Active 49 DOM
8. 2026-06-07
   days on market $164,995 Active 48 DOM
9. 2026-06-04
   days on market $164,995 Active 45 DOM
10. 2026-06-03
    days on market $164,995 Active 44 DOM
11. 2026-06-02
    days on market $164,995 Active 43 DOM
12. 2026-06-01
    days on market $164,995 Active 42 DOM
13. 2026-05-31
    days on market $164,995 Active 41 DOM
14. 2026-05-19
    price $164,995
15. 2026-05-07
    price $169,995
16. 2026-04-28
    price $174,995
17. 2026-04-20
    listed $185,000 Active
18. 2014-09-05
    soldstatus $65,000
19. 2011-10-20
    soldstatus $38,200 385-char remark

    Show marketing remark (385 chars)

    PRICED TO SELL UNIT WITH 722 SQFT. CENTRALLY LOCATED SANS SOUCI CONDO, 1 LARGE BEDROOM LOTS OF CLOSETS SPACE, LIVING/DINING ROOM COMBO, FULL BATHROOM, KITCHEN, ON THE SECOND FLOOR, UNIT OVERLOOKS POOL AREA, HAS 1 PARKING SPACE BEHIND BUILDING AND PLENTY O F GUESS PARKING, ASSOCIATION FEE IS $152.85 WHICH INCLUDES WATER, INSURANCE AND EXTERIOR MAINTENANCE. CALL AGENT FOR MORE DETAILS

20. 2006-06-28
    soldstatus $135,000
21. 2006-06-21
    soldstatus $135,000 245-char remark

    Show marketing remark (245 chars)

    SPACIOUS ONE BEDROOM 1 BATH NEEDS "TLC" CLOSE TO ALL SHOPPING, RESTAURANTS + TRANSPORTATION, 15 MIN FROM DOWNTOWN, 5 MINUTES TO THE BEACH + AVENTURA. LOW MAINTENANCE, $ 138 PER MONTH. WILL BE AVAILABLE AFTER 04-15-06. CALL FOR APPT.

22. 1994-12-06
    soldstatus $39,000
23. 1991-06-13
    soldstatus $17,400

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $38,855
• − Mortgage interest: −$9,242
• − Property taxes: −$2,833
• − Insurance: −$5,943
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$1,824
• − Depreciation: −$4,800
• Taxable income: $7,996
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,793/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

+848.2% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $164,995 MARMLS
• 2026-05-07 Price Changed $169,995 MARMLS
• 2026-04-28 Price Changed $174,995 MARMLS
• 2026-04-20 Listed $185,000 MARMLS
• 2014-09-05 Sold (Public Records) $65,000 Public Records
• 2011-10-20 Sold (MLS) $38,200 MARMLS
• 2006-06-28 Sold (Public Records) $135,000 Public Records
• 2006-06-21 Sold (MLS) $135,000 MARMLS
• 1994-12-06 Sold (Public Records) $39,000 Public Records
• 1991-06-13 Sold (Public Records) $17,400 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,833 · -5.9% YoY. Source: county tax records.