15153 NE 6th Ave #10 · Golden Glades, FL 33162

$250,000

3 bd · 2.0 ba · 1,620 sqft · Townhouse public records · 29 Days on market

Built 1974 $350/mo HOA · 7% 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 +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful townhouse centrally located in NORTH MIAMI. Townhouse offers a beautiful remodeled kitchen, living room, Florida room and a patio and half a bath for convenience. Lots of storage and closets. The second floor has a master bedroom with the balcony, renovated bathroom with shower. Other 2 bedroom are a good size bedrooms and share a bath with the bath tub, also renovated. laundry room is also located on the second floor. Small quite community, 2 parking spots, and a pool. Unit is rented

Key facts

• $350 HOA
• Parking
• Built 1974

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (yes) with 20 lb maximum
• HOA & community: Monthly association fee of $350; HOA includes amenities

Exterior

• Parking: Assigned parking (one space)
• Home design: 2-story building; Attached property; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: No exterior features listed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.6% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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: Oak Grove Elementary School (math 29% / reading 36%, grade F, #1,787 of 2,144 statewide, top 84%, 472 students, 80% FRL); John F. Kennedy Middle School (math 47% / reading 55%, grade C, #237 of 571 statewide, top 43%, 1,074 students, 67% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 9159% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.94% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.93%
• DSCR: 2.38
• GRM: 4.3

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: 12.6%
• Equity multiple: 1.48×
• Total profit: $33,547
• Equity at exit: $37,276

10-year hold

• IRR: 18.5%
• Equity multiple: 2.28×
• Total profit: $89,421
• Equity at exit: $21,615

Cash invested: $70,000 (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: 287
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,845 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$258 /mo · $3,095/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $1,378

Break-even live

Break-even rent $3,101

Max offer price $250,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,519	-5% $1,448	+0% $1,378	+5% $1,307	+10% $1,236
Rent	-10% $995	-5% $1,186	+0% $1,378	+5% $1,569	+10% $1,760
Rate	-1.0pp $1,503	-0.5pp $1,441	base $1,378	+0.5pp $1,313	+1.0pp $1,247

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-04
   days on market $250,000 Active 29 DOM
2. 2026-06-03
   days on market $250,000 Active 28 DOM
3. 2026-06-02
   days on market $250,000 Active 27 DOM
4. 2026-06-01
   days on market $250,000 Active 26 DOM
5. 2026-05-31
   days on market $250,000 Active 25 DOM
6. 2026-05-07
   listed $2,700
7. 2026-05-06
   listed $280,000 Active
8. 2022-11-18
   soldstatus $235,000
9. 2022-11-10
   soldstatus $235,000 Closed 499-char remark

   Show marketing remark (499 chars)

   Beautiful townhouse centrally located in NORTH MIAMI. Townhouse offers a beautiful remodeled kitchen, living room, Florida room and a patio and half a bath for convenience. Lots of storage and closets. The second floor has a master bedroom with the balcony, renovated bathroom with shower. Other 2 bedroom are a good size bedrooms and share a bath with the bath tub, also renovated. laundry room is also located on the second floor. Small quite community, 2 parking spots, and a pool. Unit is rented

10. 2022-10-10
    status Pending 499-char remark

    Show marketing remark (499 chars)

    Beautiful townhouse centrally located in NORTH MIAMI. Townhouse offers a beautiful remodeled kitchen, living room, Florida room and a patio and half a bath for convenience. Lots of storage and closets. The second floor has a master bedroom with the balcony, renovated bathroom with shower. Other 2 bedroom are a good size bedrooms and share a bath with the bath tub, also renovated. laundry room is also located on the second floor. Small quite community, 2 parking spots, and a pool. Unit is rented

11. 2022-09-03
    listed $235,000 Active 499-char remark

    Show marketing remark (499 chars)

    Beautiful townhouse centrally located in NORTH MIAMI. Townhouse offers a beautiful remodeled kitchen, living room, Florida room and a patio and half a bath for convenience. Lots of storage and closets. The second floor has a master bedroom with the balcony, renovated bathroom with shower. Other 2 bedroom are a good size bedrooms and share a bath with the bath tub, also renovated. laundry room is also located on the second floor. Small quite community, 2 parking spots, and a pool. Unit is rented

12. 2021-03-01
    historical
13. 2021-02-20
    price $210,000
14. 2021-02-19
    listed $21,000 Active
15. 2012-05-18
    historical
16. 2012-01-09
    listed $110,000
17. 2004-07-02
    soldstatus $106,000
18. 2002-09-14
    soldstatus $65,000
19. 1998-07-06
    soldstatus $45,500
20. 1989-04-12
    soldstatus $64,000
21. 1982-02-01
    soldstatus $65,000

ⓘ 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: $3,095 · $258/mo
• Projected year-2 tax: $3,095 · $258/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $58,135
• − Mortgage interest: −$14,004
• − Property taxes: −$3,095
• − Insurance: −$6,368
• − Repairs & maintenance: −$4,651
• − Management: −$4,651
• − HOA: −$4,200
• − Depreciation: −$7,273
• Taxable income: $13,893
• Est. tax owed @ 24.0%: −$3,334
• After-tax cash flow: $13,197/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

Amenities F Commute A+ Cost of living B Crime B Employment D Housing B+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, 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

-95.8% since first listed

16 events — show timeline

• 2026-05-07 Listed for Rent $2,700 MARMLS
• 2026-05-06 Listed $280,000 MARMLS
• 2022-11-18 Sold (Public Records) $235,000 Public Records
• 2022-11-10 Sold (MLS) $235,000 MARMLS
• 2022-10-10 Pending — MARMLS
• 2022-09-03 Listed $235,000 MARMLS
• 2021-03-01 Listing Removed — MARMLS
• 2021-02-20 Price Changed $210,000 MARMLS
• 2021-02-19 Listed $21,000 MARMLS
• 2012-05-18 Listing Removed — Beaches MLS
• 2012-01-09 Listed $110,000 Beaches MLS
• 2004-07-02 Sold (Public Records) $106,000 Public Records
• 2002-09-14 Sold (Public Records) $65,000 Public Records
• 1998-07-06 Sold (Public Records) $45,500 Public Records
• 1989-04-12 Sold (Public Records) $64,000 Public Records
• 1982-02-01 Sold (Public Records) $65,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,095 · -0.1% YoY. Source: county tax records.