3527 NE 168th St #409 · North Miami Beach, FL 33160

$249,000

2 bd · 2.0 ba · 970 sqft · Condo public records · 55 Days on market

Built 1975 $1250/mo HOA · 35% of rent

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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).

• 1% rule +9.5/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 2B2B apartment for rent in Eastern Shores. This fully remodeled unit features a modern kitchen with quartz countertops, abundant cabinetry. The home also includes updated bathrooms with walk-in showers, recent electrical panel, air conditioner, and water heater. Residents enjoy a variety of amenities, including a shuttle service, nearby restaurants, and a vibrant community atmosphere. Ideally located just minutes from Bal Harbour, Aventura Mall, and the beautiful beaches of Sunny Isles. You can also enjoy shopping and relaxing at the nearby Intracoastal Mall. A wonderful opportunity to live in one of the area’s most desirable locations.

Key facts

• Quartz countertops
• Updated bathrooms
• Abundant cabinetry

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• ABUNDANT CABINETRY
• UPDATED BATHROOMS
• WALK-IN SHOWERS
• RECENT ELECTRICAL PANEL

Property features AI

Finance

• Other: Annual tax amount available
• Financial info: Lease considered; Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $1,250; HOA includes amenities, common areas, insurance, grounds maintenance, pool(s), recreation facilities, roof, and security; Association provides trash service and elevators

Exterior

• Parking: Assigned covered parking; 2 covered parking spaces; 2-car garage
• Security: Key card entry; Lobby secured; Phone entry
• Home design: Attached property; 4 total stories; Entry on level 4; Updated/remodeled condition
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Entrance foyer; Sitting area in primary

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-608 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (43.2% below list).
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $142k (43.2% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,621/mo this rent would consume 65% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 12y 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 35% 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 $141,523 (43.2% 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 55 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.45% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.34×
• Total profit: $-46,028
• Equity at exit: $78,931

10-year hold

• IRR: -10.0%
• Equity multiple: -0.07×
• Total profit: $-74,477
• Equity at exit: $100,346

Cash invested: $69,720 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,621 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,250
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-608

Break-even live

Break-even rent $4,391

Max offer price $141,523

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,250 · $15,000/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $249,000 Active 55 DOM
2. 2026-06-17
   days on market $249,000 Active 54 DOM
3. 2026-06-16
   days on market $249,000 Active 53 DOM
4. 2026-06-15
   days on market $249,000 Active 52 DOM
5. 2026-06-13
   days on market $249,000 Active 50 DOM
6. 2026-06-09
   days on market $249,000 Active 46 DOM
7. 2026-06-08
   days on market $249,000 Active 45 DOM
8. 2026-06-07
   days on market $249,000 Active 44 DOM
9. 2026-06-04
   days on market $249,000 Active 41 DOM
10. 2026-06-03
    days on market $249,000 Active 40 DOM
11. 2026-06-02
    days on market $249,000 Active 39 DOM
12. 2026-06-01
    days on market $249,000 Active 38 DOM
13. 2026-05-31
    days on market $249,000 Active 37 DOM
14. 2026-05-20
    price $2,200
15. 2026-04-24
    listed $249,000 Active
16. 2026-03-14
    listed $2,490
17. 2026-02-23
    historical
18. 2026-02-02
    listed $259,900 Active
19. 2026-01-26
    historical
20. 2025-11-13
    price $299,500
21. 2025-03-10
    listed $318,900 Active
22. 2025-03-10
    historical
23. 2025-01-13
    price $318,900
24. 2024-07-02
    price $329,000
25. 2024-07-02
    status Active
26. 2024-05-21
    price $339,000
27. 2024-03-14
    listed $349,000 Active
28. 2022-12-21
    soldstatus $185,000
29. 2022-12-14
    soldstatus $185,000 Closed
30. 2022-11-30
    historical Active Under Contract
31. 2022-10-31
    price $209,990
32. 2022-10-25
    listed $215,000 Active
33. 2022-09-14
    historical
34. 2022-05-31
    historical Active Under Contract
35. 2022-05-25
    listed $115,000 Active
36. 2022-04-06
    historical
37. 2022-04-05
    status Active
38. 2022-04-05
    price $220,000
39. 2022-03-21
    historical Active Under Contract
40. 2022-03-21
    status Active
41. 2022-02-18
    listed $195,000 Active
42. 2017-09-28
    historical
43. 2017-08-28
    listed $149,500 Active
44. 2017-08-10
    historical
45. 2017-08-10
    status Pending
46. 2017-07-21
    price $152,000
47. 2017-07-19
    price $159,000
48. 2017-06-07
    price $165,000
49. 2017-05-31
    price $167,000
50. 2017-05-24
    price $169,500

ⓘ 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: $4,596 · $383/mo
• Projected year-2 tax: $4,596 · $383/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 10/10 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: $43,453
• − Mortgage interest: −$13,948
• − Property taxes: −$4,596
• − Insurance: −$6,364
• − Repairs & maintenance: −$3,476
• − Management: −$3,476
• − HOA: −$15,000
• − Depreciation: −$7,244
• Taxable loss: −$10,650
• Est. tax savings @ 24.0%: +$2,556
• After-tax cash flow: $-4,745/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: 34,147
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

-98.6% since first listed

48 events — show timeline

• 2026-05-20 Price Changed $2,200 MARMLS
• 2026-04-24 Listed $249,000 MARMLS
• 2026-03-14 Listed for Rent $2,490 MARMLS
• 2026-02-23 Listing Removed — MARMLS
• 2026-02-02 Listed $259,900 MARMLS
• 2026-01-26 Listing Removed — MARMLS
• 2025-11-13 Price Changed $299,500 MARMLS
• 2025-03-10 Listing Removed — MARMLS
• 2025-03-10 Listed $318,900 MARMLS
• 2025-01-13 Price Changed $318,900 MARMLS
• 2024-07-02 Price Changed $329,000 MARMLS
• 2024-07-02 Relisted — MARMLS
• 2024-05-21 Price Changed $339,000 MARMLS
• 2024-03-14 Listed $349,000 MARMLS
• 2022-12-21 Sold (Public Records) $185,000 Public Records
• 2022-12-14 Sold (MLS) $185,000 MARMLS
• 2022-11-30 Contingent — MARMLS
• 2022-10-31 Price Changed $209,990 MARMLS
• 2022-10-25 Listed $215,000 MARMLS
• 2022-09-14 Listing Removed — MARMLS
• 2022-05-31 Contingent — MARMLS
• 2022-05-25 Listed $115,000 MARMLS
• 2022-04-06 Listing Removed — MARMLS
• 2022-04-05 Relisted — MARMLS
• 2022-04-05 Price Changed $220,000 MARMLS
• 2022-03-21 Contingent — MARMLS
• 2022-03-21 Relisted — MARMLS
• 2022-02-18 Listed $195,000 MARMLS
• 2017-09-28 Listing Removed — MARMLS
• 2017-08-28 Listed $149,500 MARMLS
• 2017-08-10 Listing Removed — MARMLS
• 2017-08-10 Pending — MARMLS
• 2017-07-21 Price Changed $152,000 MARMLS
• 2017-07-19 Price Changed $159,000 MARMLS
• 2017-06-07 Price Changed $165,000 MARMLS
• 2017-05-31 Price Changed $167,000 MARMLS
• 2017-05-24 Price Changed $169,500 MARMLS
• 2017-05-05 Listed $174,500 MARMLS
• 2016-01-20 Listing Removed — MARMLS
• 2016-01-12 Listed $169,500 MARMLS
• 2015-12-22 Listing Removed — MARMLS
• 2015-12-18 Price Changed $169,500 MARMLS
• 2015-10-15 Listed $169,900 MARMLS
• 2015-04-28 Sold (MLS) $135,000 MARMLS
• 2015-04-17 Sold (Public Records) $135,000 Public Records
• 2014-11-02 Price Changed $149,900 MARMLS
• 2014-10-09 Price Changed $155,000 MARMLS
• 2014-08-27 Listed $160,000 MARMLS

Property tax history

+5.7%/yr

Latest (2025): $4,596 · +1.3% YoY. Source: county tax records.