571 NE 172nd St · North Miami Beach, FL 33162

$570,000

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 37 Days on market

Built 1955 7,125 sqft lot Est $550k · at est.

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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 +13.8/30.0
• ARV discount +5.9/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING SINGLE FAMILY HOME 3 BEDROOMS/2 BATHS WITH TILE FLOORING THROUGHOUT AND RENOVATED KITCHEN. SPACIOUS BACKYARD WITH ROOM FOR POOL.

Key facts

• Central ac system
• Large backyard
• Covered patio

Tags

• UPDATED KITCHEN
• IMPACT WINDOWS
• CENTRAL AC SYSTEM
• COVERED PATIO
• WELCOMING PORCH
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Block construction; Faces east; Resale property
• Construction: Block construction
• Exterior features: Fence; Patio; Patio/porch

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: One room listed (12 x 14)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Closet cabinetry; First-floor entry; Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $570k.

Deal economics

• At list price, monthly cash flow is $50 ($599/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 $509k (10.7% below list).
• Recommended offer: $509k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in North Miami Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Gertrude K. Edelman/Sabal Palm (math 28% / reading 38%, grade F, #1,773 of 2,144 statewide, top 83%, 504 students, 76% FRL); Andover Middle School (math 16% / reading 33%, grade F, #522 of 571 statewide, top 93%, 452 students, 71% 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 25% at this address vs 50% district-wide (-24 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 $4k of loan paydown is wiped out by about $17k 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 37 days — a 3% lower offer ($553k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $156k; list at $570k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $509,020 (10.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $550,342
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17001 NE 8th Pl	0.41mi	3/2.0	1,562 (-2%)	14mo	$802,000	$513	63
850 NE 173rd Ter	0.38mi	3/2.0	1,756 (+11%)	1mo	$766,000	$436	60
631 NE 171st St	0.18mi	4/2.0 (+1)	1,468 (-7%)	13mo	$490	—	60
535 NE 162nd St	0.65mi	3/2.0	1,601 (+1%)	7mo	$505,000	$315	59
17800 NE 6th Ct	0.35mi	3/2.0	1,526 (-4%)	20mo	$665,000	$436	57
711 NE 170th St	0.23mi	4/3.0 (+1)	1,702 (+7%)	9mo	$504,000	$296	57
285 NE 165th St	0.57mi	3/2.0	1,380 (-13%)	1mo	$405,000	$293	47
280 NE 172nd St	0.35mi	3/3.0	1,356 (-14%)	7mo	$470,000	$347	45
1020 NE 165th Ter	0.73mi	3/2.0	1,687 (+6%)	13mo	$475,000	$282	40

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-104,005
• Equity at exit: $84,989

10-year hold

• IRR: -19.7%
• Equity multiple: 0.10×
• Total profit: $-143,728
• Equity at exit: $49,283

Cash invested: $159,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $5,090 medium
• Mortgage (P&I): −$2,989
• Tax from tax record: −$745 /mo · $8,936/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,069
• Net cashflow: $50

Break-even live

Break-even rent $5,027

Max offer price $570,000

Occupancy floor 94%

Sensitivity live

Price	-10% $373	-5% $211	+0% $50	+5% $-111	+10% $-273
Rent	-10% $-352	-5% $-151	+0% $50	+5% $251	+10% $452
Rate	-1.0pp $337	-0.5pp $195	base $50	+0.5pp $-98	+1.0pp $-248

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $570,000 Active 37 DOM
2. 2026-06-18
   days on market $570,000 Active 34 DOM
3. 2026-06-17
   days on market $570,000 Active 33 DOM
4. 2026-06-16
   days on market $570,000 Active 32 DOM
5. 2026-06-15
   days on market $570,000 Active 31 DOM
6. 2026-06-13
   days on market $570,000 Active 29 DOM
7. 2026-06-10
   price $570,000 Active 25 DOM
8. 2026-06-09
   days on market $590,000 Active 25 DOM
9. 2026-06-08
   days on market $590,000 Active 24 DOM
10. 2026-06-07
    days on market $590,000 Active 23 DOM
11. 2026-06-04
    days on market $590,000 Active 20 DOM
12. 2026-06-03
    days on market $590,000 Active 19 DOM
13. 2026-06-02
    days on market $590,000 Active 18 DOM
14. 2026-06-01
    days on market $590,000 Active 17 DOM
15. 2026-05-31
    days on market $590,000 Active 16 DOM
16. 2026-05-15
    listed $590,000 Active
17. 2022-11-12
    historical
18. 2010-05-11
    soldstatus $156,000 138-char remark

    Show marketing remark (138 chars)

    AMAZING SINGLE FAMILY HOME 3 BEDROOMS/2 BATHS WITH TILE FLOORING THROUGHOUT AND RENOVATED KITCHEN. SPACIOUS BACKYARD WITH ROOM FOR POOL.

19. 2009-10-30
    listed $169,000 138-char remark

    Show marketing remark (138 chars)

    AMAZING SINGLE FAMILY HOME 3 BEDROOMS/2 BATHS WITH TILE FLOORING THROUGHOUT AND RENOVATED KITCHEN. SPACIOUS BACKYARD WITH ROOM FOR POOL.

20. 2007-01-30
    soldstatus $360,000
21. 2004-03-31
    soldstatus $165,000
22. 2003-06-27
    soldstatus $150,000
23. 1997-03-10
    soldstatus $83,000
24. 1974-08-01
    soldstatus $45,000

ⓘ 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: $8,936 · $745/mo
• Projected year-2 tax: $8,936 · $745/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $61,082
• − Mortgage interest: −$31,929
• − Property taxes: −$8,936
• − Insurance: −$2,850
• − Repairs & maintenance: −$4,887
• − Management: −$4,887
• − Depreciation: −$16,582
• Taxable loss: −$8,988
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $2,756/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

+1211.1% since first listed

9 events — show timeline

• 2026-05-15 Listed $590,000 MARMLS
• 2022-11-12 Rental Removed — RENT.
• 2010-05-11 Sold (MLS) $156,000 MARMLS
• 2009-10-30 Listed $169,000 MARMLS
• 2007-01-30 Sold (Public Records) $360,000 Public Records
• 2004-03-31 Sold (Public Records) $165,000 Public Records
• 2003-06-27 Sold (Public Records) $150,000 Public Records
• 1997-03-10 Sold (Public Records) $83,000 Public Records
• 1974-08-01 Sold (Public Records) $45,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $8,936 · +35.4% YoY. Source: county tax records.