12890 NE 8th Ave #107 · North Miami, FL 33161

$134,000

1 bd · 1.0 ba · 576 sqft · Condo public records · 77 Days on market

Built 1971 $988/mo HOA · 30% 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 +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

Key facts

• Laundry facilities
• Swimming pool
• New a/c

Tags

• NEW A/C
• TILE FLOORING
• ELECTRIC STOVE
• REFRIGERATOR
• SWIMMING POOL
• LAUNDRY FACILITIES

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly HOA fee of $988; HOA covers water, sewer, trash, common areas, laundry and pool(s); Association amenities include laundry

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Fenced complex
• Home design: Attached property; 3 stories; Entry level: 1
• Construction: Block construction; Resale property
• Exterior features: Complex is fenced

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Tile flooring
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: schools D+, 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.
• Market conditions: Rents soft (-0.7%/yr); 338 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,255/mo this rent would consume 67% of the median local household income ($58k/yr) (locally 3226% 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 $926 of loan paydown is wiped out by about $4k 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 77 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask is 8275% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $76k; list at $134k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 30% 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 $125,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 2.43% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 3.4

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: -12.3%
• Equity multiple: 0.58×
• Total profit: $-15,599
• Equity at exit: $19,980

10-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-27,744
• Equity at exit: $11,586

Cash invested: $37,520 (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 33161

• Rents YoY: -0.7%
• Active inventory: 338
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$988
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $231

Break-even live

Break-even rent $2,962

Max offer price $134,000

Occupancy floor 88%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $988 · $11,856/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $134,000 Active 77 DOM
2. 2026-06-17
   days on market $134,000 Active 76 DOM
3. 2026-06-16
   days on market $134,000 Active 75 DOM
4. 2026-06-15
   days on market $134,000 Active 74 DOM
5. 2026-06-13
   pricedays on market $134,000 Active 72 DOM
6. 2026-06-09
   days on market $139,000 Active 68 DOM
7. 2026-06-08
   days on market $139,000 Active 67 DOM
8. 2026-06-07
   days on market $139,000 Active 66 DOM
9. 2026-06-04
   days on market $139,000 Active 63 DOM
10. 2026-06-03
    days on market $139,000 Active 62 DOM
11. 2026-06-02
    days on market $139,000 Active 61 DOM
12. 2026-06-01
    days on market $139,000 Active 60 DOM
13. 2026-05-31
    days on market $139,000 Active 59 DOM
14. 2026-04-16
    listed $1,600
15. 2026-04-15
    status Active
16. 2026-04-12
    historical $1,600
17. 2026-04-11
    status Pending
18. 2026-03-30
    price $1,600
19. 2026-03-29
    listed $1,500
20. 2026-03-29
    listed $139,000 Active
21. 2026-03-11
    historical $1,500
22. 2026-03-06
    listed $1,500
23. 2017-12-21
    soldstatus $76,000
24. 2017-12-13
    soldstatus $76,000 Sold 333-char remark

    Show marketing remark (333 chars)

    Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

25. 2017-11-18
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

26. 2017-10-31
    price $82,000 333-char remark

    Show marketing remark (333 chars)

    Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

27. 2017-10-31
    status Active 333-char remark

    Show marketing remark (333 chars)

    Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

28. 2017-03-29
    historical 333-char remark

    Show marketing remark (333 chars)

    Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

29. 2017-01-25
    listed $79,000 Active 333-char remark

    Show marketing remark (333 chars)

    Adorable apartment on a gated community, located close to FIU North, Barry University, Johnson & Wales and a short drive to Bal Harbour Beaches. Excellent investment opportunity. . Can be rented first year owned. Currently rented for $975.00. Low maintenance fee. Showings in the afternoon and 24hrs notice is a must. Thank you

30. 2015-09-22
    soldstatus $57,000
31. 2015-08-31
    soldstatus $57,000 Sold 364-char remark

    Show marketing remark (364 chars)

    Beautifully furnished 1/1. Unit can be sold furnished or unfurnished. Spacious unit located close to FIU North, Barry University, and I-95. There is a pool and laundry room in the building. Small pets are OK. Great investment opportunity: low maintenance fees which include gas and hot water. Unit was recently rented for $1100. GREAT OPPORTUNITY FOR HIGH ROI !!!

32. 2015-08-11
    status Pending 364-char remark

    Show marketing remark (364 chars)

    Beautifully furnished 1/1. Unit can be sold furnished or unfurnished. Spacious unit located close to FIU North, Barry University, and I-95. There is a pool and laundry room in the building. Small pets are OK. Great investment opportunity: low maintenance fees which include gas and hot water. Unit was recently rented for $1100. GREAT OPPORTUNITY FOR HIGH ROI !!!

33. 2015-07-30
    listed $59,000 Active 364-char remark

    Show marketing remark (364 chars)

    Beautifully furnished 1/1. Unit can be sold furnished or unfurnished. Spacious unit located close to FIU North, Barry University, and I-95. There is a pool and laundry room in the building. Small pets are OK. Great investment opportunity: low maintenance fees which include gas and hot water. Unit was recently rented for $1100. GREAT OPPORTUNITY FOR HIGH ROI !!!

34. 2014-08-13
    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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 ≥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: $39,058
• − Mortgage interest: −$7,506
• − Property taxes: −$2,003
• − Insurance: −$5,788
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − HOA: −$11,856
• − Depreciation: −$3,898
• Taxable income: $1,757
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $2,354/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): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

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 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% 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: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• 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

-96.4% since first listed

21 events — show timeline

• 2026-04-16 Listed for Rent $1,600 MARMLS
• 2026-04-15 Relisted — MARMLS
• 2026-04-12 Rental Removed $1,600 MARMLS
• 2026-04-11 Pending — MARMLS
• 2026-03-30 Price Changed $1,600 MARMLS
• 2026-03-29 Listed for Rent $1,500 MARMLS
• 2026-03-29 Listed $139,000 MARMLS
• 2026-03-11 Rental Removed $1,500 MARMLS
• 2026-03-06 Listed for Rent $1,500 MARMLS
• 2017-12-21 Sold (Public Records) $76,000 Public Records
• 2017-12-13 Sold (MLS) $76,000 MARMLS
• 2017-11-18 Pending — MARMLS
• 2017-10-31 Price Changed $82,000 MARMLS
• 2017-10-31 Relisted — MARMLS
• 2017-03-29 Listing Removed — MARMLS
• 2017-01-25 Listed $79,000 MARMLS
• 2015-09-22 Sold (Public Records) $57,000 Public Records
• 2015-08-31 Sold (MLS) $57,000 MARMLS
• 2015-08-11 Pending — MARMLS
• 2015-07-30 Listed $59,000 MARMLS
• 2014-08-13 Sold (Public Records) $45,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,003 · +6.3% YoY. Source: county tax records.