16031 NE 19th Pl · North Miami Beach, FL 33162

$825,000

5 bd · 5.0 ba · 2,982 sqft · SingleFamily · 71 Days on market

Built 1965 Fair condition 6,750 sqft lot $277/sqft · 45% below area Est $1.497M · 45% under ↓ 37% since listing

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Livability +4.1/5.0
• Schools +3.6/10.0
• Cash flow +3.5/30.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in the heart of North Miami Beach! Price is firm and reflects the property's current condition. The property is being offered at this price due to the need for a new roof and interior updates to the units. Significant improvements have already been completed, including impact windows and doors throughout and newer central A/C units serving all four one-bedroom, one-bath units. The property also features a grandfathered efficiency unit with its own wall A/C, bringing the total to five income-producing units. Excellent value-add opportunity for investors looking to renovate and maximize rental income. Seller is motivated!

Key facts

• Good condition roof
• Individual a c units
• Tile flooring

Tags

• FIVE INCOME PRODUCING UNITS
• IMPACT WINDOWS AND DOORS
• TILE FLOORING
• INDIVIDUAL A C UNITS
• GOOD CONDITION ROOF
• CURRENTLY OCCUPIED UNITS

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $825k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $466k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (50.6% below list).
• Recommended offer: $408k (50.6% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 3.8% in North Miami Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Fulford Elementary School (math 40% / reading 35%, grade F, #1,596 of 2,144 statewide, top 75%, 461 students, 64% 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 schools at 66% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 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); 339 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,075/mo this rent would consume 81% of the median local household income ($61k/yr) (locally 21% 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 $6k of loan paydown is wiped out by about $25k 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 71 days — a 6% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $175k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $407,501 (50.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.49% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.89%
• DSCR: 0.43
• GRM: 16.9

CMA / ARV

• ARV (median comp): $1,497,353
• List price: $825,000
• Delta: -44.90%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
745 NE 155th Ter	1.57mi	4/3.0 (-1)	3,016 (+1%)	6mo	$620,000	$206	45
6000 Island Blvd #1002	2.02mi	3/3.5 (-2)	2,840 (-5%)	0mo	$2,625,000	$924	41
13000 Arch Creek Ter	1.93mi	4/4.5 (-1)	2,687 (-10%)	3mo	$2,700,000	$1,005	39
7000 Island Blvd #2602	2.08mi	3/3.5 (-2)	2,770 (-7%)	4mo	$1,850,000	$668	34
651 NE 172nd St	1.84mi	5/3.0	2,237 (-25%)	0mo	$1,449,000	$648	32
1951 NE 194th Dr	2.14mi	4/3.0 (-1)	2,637 (-12%)	2mo	$1,250,000	$474	31
4000 Island Blvd #1704	1.98mi	3/4.0 (-2)	3,365 (+13%)	2mo	$1,100,000	$327	28
2370 NE 195th St	2.22mi	4/3.0 (-1)	2,316 (-22%)	0mo	$1,880,000	$812	27
12900 N Bayshore Dr	1.91mi	4/3.0 (-1)	2,239 (-25%)	3mo	$2,825,000	$1,262	24
314 Poinciana Dr #806	2.14mi	4/2.5 (-1)	2,265 (-24%)	1mo	$1,020,000	$450	24
4100 Island Blvd #1403	1.91mi	3/3.0 (-2)	2,235 (-25%)	0mo	$1,700,000	$761	22
1745 NE 137th Ter	1.44mi	3/2.0 (-2)	2,100 (-30%)	4mo	$775,000	$369	16

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: -43.5%
• Equity multiple: -0.31×
• Total profit: $-303,654
• Equity at exit: $123,010

10-year hold

• IRR: -97.3%
• Equity multiple: -1.22×
• Total profit: $-513,883
• Equity at exit: $71,331

Cash invested: $231,000 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $985,000 ($392/sqft)
• Median days on market: 126 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +28.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33162

• Rents YoY: -1.6%
• Active inventory: 339
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $4,075 medium
• Mortgage (P&I): −$4,326
• Tax est. 1.5%: −$1,031 /mo · $12,375/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $-2,482

Break-even live

Break-even rent $7,217

Max offer price $465,832

Occupancy floor —

Sensitivity live

Price	-10% $-1,912	-5% $-2,197	+0% $-2,482	+5% $-2,767	+10% $-3,052
Rent	-10% $-2,804	-5% $-2,643	+0% $-2,482	+5% $-2,321	+10% $-2,160
Rate	-1.0pp $-2,067	-0.5pp $-2,272	base $-2,482	+0.5pp $-2,696	+1.0pp $-2,913

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: $206,250
• Closing costs: $24,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2940 NE 164th St North Miami Beach, FL	5.0	4.0	3814	$17,900	$4.69	31d	1	1.18mi
3200 NE 165th St North Miami Beach, FL	4.0	2.5	2971	$26,500	$8.92	71d	1	1.33mi
3200 NE 165th St North Miami Beach, FL	4.0	2.5	2971	$26,500	$8.92	52d	1	1.33mi
3343 NE 166th St Unit SFH North Miami Beach, FL	5.0	6.5	3955	$45,000	$11.38	73d	1	1.45mi

Property features AI

Finance

• Financial info: Pets allowed (no restrictions)

Exterior

• Parking: Driveway
• Security: Security/high-impact doors
• Utilities: Public waterPublic sewerCable available
• Home design: Single-story propertyFaces eastEffective year built
• Construction: Block constructionShingle roof
• Exterior features: Security/high-impact doorsLot is less than a quarter acre

Interior

• Bedrooms: Includes a bedroom on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 5 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Impact glass windowsBedroom on main levelFirst-floor entry

Listing history 50 events

1. 2026-08-08
   days on market $825,000 Active 71 DOM
2. 2026-08-06
   days on market $825,000 Active 69 DOM
3. 2026-08-05
   days on market $825,000 Active 68 DOM
4. 2026-08-04
   days on market $825,000 Active 67 DOM
5. 2026-08-03
   days on market $825,000 Active 66 DOM
6. 2026-07-31
   days on market $825,000 Active 63 DOM
7. 2026-07-28
   days on market $825,000 Active 60 DOM
8. 2026-07-26
   days on market $825,000 Active 58 DOM
9. 2026-07-24
   days on market $825,000 Active 56 DOM
10. 2026-07-23
    days on market $825,000 Active 55 DOM
11. 2026-07-22
    days on market $825,000 Active 54 DOM
12. 2026-07-21
    days on market $825,000 Active 53 DOM
13. 2026-07-20
    days on market $825,000 Active 52 DOM
14. 2026-07-18
    days on market $825,000 Active 50 DOM
15. 2026-07-18
    days on market $825,000 Active 49 DOM
16. 2026-07-16
    days on market $825,000 Active 48 DOM
17. 2026-07-15
    days on market $825,000 Active 47 DOM
18. 2026-07-14
    days on market $825,000 Active 46 DOM
19. 2026-07-13
    days on market $825,000 Active 45 DOM
20. 2026-07-13
    days on market $825,000 Active 44 DOM
21. 2026-07-11
    days on market $825,000 Active 43 DOM
22. 2026-07-10
    days on market $825,000 Active 42 DOM
23. 2026-07-09
    days on market $825,000 Active 41 DOM
24. 2026-07-07
    days on market $825,000 Active 39 DOM
25. 2026-07-06
    days on market $825,000 Active 38 DOM
26. 2026-07-06
    days on market $825,000 Active 37 DOM
27. 2026-07-05
    days on market $825,000 Active 36 DOM
28. 2026-07-03
    days on market $825,000 Active 35 DOM
29. 2026-07-02
    days on market $825,000 Active 34 DOM
30. 2026-07-01
    days on market $825,000 Active 33 DOM
31. 2026-06-30
    days on market $825,000 Active 32 DOM
32. 2026-06-29
    days on market $825,000 Active 31 DOM
33. 2026-06-28
    days on market $825,000 Active 30 DOM
34. 2026-06-27
    days on market $825,000 Active 29 DOM
35. 2026-06-26
    days on market $825,000 Active 28 DOM
36. 2026-06-24
    days on market $825,000 Active 26 DOM
37. 2026-06-22
    days on market $825,000 Active 24 DOM
38. 2026-06-21
    days on market $825,000 Active 23 DOM
39. 2026-06-18
    days on market $825,000 Active 20 DOM
40. 2026-06-17
    days on market $825,000 Active 19 DOM
41. 2026-06-16
    days on market $825,000 Active 18 DOM
42. 2026-06-15
    days on market $825,000 Active 17 DOM
43. 2026-06-13
    remarks 693-char remark
44. 2026-06-13
    pricestatusdays on market $825,000 Active 15 DOM
45. 2026-06-02
    status $1,000,000 Pending 13 DOM
46. 2026-06-01
    days on market $1,000,000 Active 13 DOM
47. 2026-05-31
    days on market $1,000,000 Active 12 DOM
48. 2026-05-08
    listed $1,000,000 Active
49. 2026-02-28
    historical
50. 2025-10-31
    price $1,150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 16% 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: $48,900
• − Mortgage interest: −$46,213
• − Property taxes: −$12,375
• − Insurance: −$4,125
• − Repairs & maintenance: −$3,912
• − Management: −$3,912
• − Depreciation: −$24,000
• Taxable loss: −$45,637
• Est. tax savings @ 24.0%: +$10,953
• After-tax cash flow: $-18,833/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $74,550–$134,190 screening

This fourplex in North Miami Beach requires moderate renovations, primarily focusing on landscaping and exterior painting to improve its curb appeal and rental value.

Repairs flagged

• Major Landscaping — Overgrown vegetation needs trimming
• Minor Exterior paint — No visible damage

Value-add opportunities

• Both Landscaping — Improves curb appeal and rental value ↑
• Both Exterior paint — Enhances property's visual appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Fulford Elementary School F FL #1,596/2,144 Nat'l #21,283/41,679 Middle John F. Kennedy Middle School C FL #237/571 Nat'l #3,276/14,009 High North Miami Beach Senior High F FL #568/667 Nat'l #14,713/17,239

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

A Composite livability gradescore 82/100

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 · 3,126,439 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: 21% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed (no restrictions)

Exterior

• Parking: Driveway
• Security: Security/high-impact doors
• Utilities: Public waterPublic sewerCable available
• Home design: Single-story propertyFaces eastEffective year built
• Construction: Block constructionShingle roof
• Exterior features: Security/high-impact doorsLot is less than a quarter acre

Interior

• Bedrooms: Includes a bedroom on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 5 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Impact glass windowsBedroom on main levelFirst-floor entry

Price history

-36.5% since first listed

7 events — show timeline

• 2026-06-11 Relisted — MARMLS
• 2026-06-11 Price Changed $825,000 MARMLS
• 2026-06-01 Pending — MARMLS
• 2026-05-08 Listed $1,000,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2025-10-31 Price Changed $1,150,000 MARMLS
• 2025-09-03 Listed $1,300,000 MARMLS