13499 Biscayne Blvd #703 · North Miami, FL 33181

$167,500

1 bd · 1.0 ba · 740 sqft · Condo public records · 372 Days on market

Built 1973 $869/mo HOA · 27% 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 +28.8/30.0
• 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

1 Bedroom, 1.5 Bathrooms. Rented at $1,550/mo. Spacious and filled with natural light, this 7th-floor unit offers stunning views of Arch Creek State Park stretching to Sunny Isles. Across from Starbucks in Biscayne Blvd & 135. Features include a generous layout, walk-in closet, private storage, and a reliable month-to-month tenant. Lease allowed from day one, making it ideal for investors seeking immediate income. The building is undergoing its 40-year recertification with resort-style amenities under renovation. Includes covered parking, onsite management, 24-hour concierge, and commercial spaces. Located near FIU, Barry University, Aventura Mall, Bal Harbour Shops, and major new dev

Key facts

• Covered parking
• Walk-in closet
• Private storage

Tags

• WALK-IN CLOSET
• PRIVATE STORAGE
• RESORT-STYLE AMENITIES
• COVERED PARKING
• ONSITE MANAGEMENT
• 24-HOUR CONCIERGE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include cabana, fitness center, laundry, pool and elevators; Association fee covers management, amenities, hot water, insurance, pool(s), security and water

Exterior

• Parking: Attached garage; Guest parking; 1 covered parking space
• Security: Complex fenced; Doorman; Elevator secured; Fire alarm; Secured garage/parking; Key card entry; Lobby secured; Smoke detectors
• Utilities: Cable available
• Home design: Condominium unit in an 18-story building; Entry level 7; Faces north; Property attached
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Handicap access; Living/dining room; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $168k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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.
• 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); North Miami Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 807 students, 71% 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); 340 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,250/mo this rent would consume 62% 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.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 10052% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; list at $168k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% of rent.
• 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 $147,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.94% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• 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: -17.3%
• Equity multiple: 0.42×
• Total profit: $-27,111
• Equity at exit: $24,975

10-year hold

• IRR: -31.4%
• Equity multiple: 0.02×
• Total profit: $-45,802
• Equity at exit: $14,482

Cash invested: $46,900 (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: 340
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$186 /mo · $2,238/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$869
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $137

Break-even live

Break-even rent $3,076

Max offer price $167,500

Occupancy floor 91%

Sensitivity live

Price	-10% $232	-5% $184	+0% $137	+5% $90	+10% $42
Rent	-10% $-120	-5% $9	+0% $137	+5% $265	+10% $394
Rate	-1.0pp $221	-0.5pp $180	base $137	+0.5pp $94	+1.0pp $49

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $869 · $10,428/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $167,500 Active 372 DOM
2. 2026-06-18
   days on market $167,500 Active 369 DOM
3. 2026-06-17
   days on market $167,500 Active 368 DOM
4. 2026-06-16
   days on market $167,500 Active 367 DOM
5. 2026-06-15
   days on market $167,500 Active 366 DOM
6. 2026-06-13
   days on market $167,500 Active 364 DOM
7. 2026-06-09
   days on market $167,500 Active 360 DOM
8. 2026-06-08
   days on market $167,500 Active 359 DOM
9. 2026-06-08
   days on market $167,500 Active 358 DOM
10. 2026-06-04
    days on market $167,500 Active 355 DOM
11. 2026-06-03
    days on market $167,500 Active 354 DOM
12. 2026-06-02
    days on market $167,500 Active 353 DOM
13. 2026-06-01
    days on market $167,500 Active 352 DOM
14. 2026-05-31
    days on market $167,500 Active 351 DOM
15. 2026-04-05
    price $167,500
16. 2026-01-06
    historical $1,550
17. 2025-11-16
    price $1,550
18. 2025-11-13
    price $1,580
19. 2025-11-01
    price $1,649
20. 2025-10-31
    price $174,000
21. 2025-10-11
    listed $1,650
22. 2025-09-23
    historical $1,650
23. 2025-09-10
    listed $1,650
24. 2025-06-14
    listed $175,000 Active
25. 2016-03-17
    historical
26. 2016-01-19
    listed $121,000 Active
27. 2003-01-02
    soldstatus $78,000
28. 1995-11-29
    soldstatus $66,000

ⓘ 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: $2,238 · $186/mo
• Projected year-2 tax: $2,238 · $186/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $38,995
• − Mortgage interest: −$9,383
• − Property taxes: −$2,238
• − Insurance: −$5,956
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − HOA: −$10,428
• − Depreciation: −$4,873
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,673/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

+153.8% since first listed

14 events — show timeline

• 2026-04-05 Price Changed $167,500 MARMLS
• 2026-01-06 Rental Removed $1,550 MARMLS
• 2025-11-16 Price Changed $1,550 MARMLS
• 2025-11-13 Price Changed $1,580 MARMLS
• 2025-11-01 Price Changed $1,649 MARMLS
• 2025-10-31 Price Changed $174,000 MARMLS
• 2025-10-11 Listed for Rent $1,650 MARMLS
• 2025-09-23 Rental Removed $1,650 MARMLS
• 2025-09-10 Listed for Rent $1,650 MARMLS
• 2025-06-14 Listed $175,000 MARMLS
• 2016-03-17 Listing Removed — MARMLS
• 2016-01-19 Listed $121,000 MARMLS
• 2003-01-02 Sold (Public Records) $78,000 Public Records
• 1995-11-29 Sold (Public Records) $66,000 Public Records

Property tax history

+26.9%/yr

Latest (2025): $2,238 · -14.7% YoY. Source: county tax records.