498 NW 165th St Rd Unit D-101 · Golden Glades, FL 33169

$170,000

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 247 Days on market

Built 1972 $663/mo HOA · 31% 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).

• Cash flow +10.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice condo and well located community. convenient unit 1st floor location with tile floors throughout. 2 Bed 2 Bath Community amenities such as swimming pool, gym, clubhouse, tennis courts, security guard 24/7 and gated doors. One parking space is included (additional parking spaces can be rented from the building). Laundry facilities on each floor. Unit is rented until 10/31/2026 need 24hrs notice for showing

Key facts

• 1st floor location
• Tile floors
• Clubhouse

Tags

• 1ST FLOOR LOCATION
• TILE FLOORS
• SWIMMING POOL
• GYM
• CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $663; HOA covers sewer and trash; Community fitness center

Exterior

• Parking: Garage with 1 covered space (1-car garage)
• Security: On-site security guard
• Home design: Attached property; 5-story building; Entry at level 1
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features; Security guard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Family/Dining room; First floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 3.5% in Golden Glades — 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 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities 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 soft (-1.6%/yr); 238 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 247 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask is 9344% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $74k; list at $170k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $149,600 (12.0% 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 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.28% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 6.5

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-38,831
• Equity at exit: $25,348

10-year hold

• IRR: -47.2%
• Equity multiple: -0.34×
• Total profit: $-63,573
• Equity at exit: $14,698

Cash invested: $47,600 (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 33169

• Home prices YoY: -20.6%
• Rents YoY: -1.6%
• Active inventory: 238
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$71
• HOA: −$663
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-84

Break-even live

Break-even rent $2,276

Max offer price $155,185

Occupancy floor 99%

Sensitivity live

Price	-10% $12	-5% $-36	+0% $-84	+5% $-132	+10% $-180
Rent	-10% $-255	-5% $-170	+0% $-84	+5% $2	+10% $88
Rate	-1.0pp $2	-0.5pp $-41	base $-84	+0.5pp $-128	+1.0pp $-173

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $663 · $7,956/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $170,000 Active 247 DOM
2. 2026-06-18
   days on market $170,000 Active 244 DOM
3. 2026-06-17
   days on market $170,000 Active 243 DOM
4. 2026-06-16
   days on market $170,000 Active 242 DOM
5. 2026-06-15
   days on market $170,000 Active 241 DOM
6. 2026-06-13
   days on market $170,000 Active 239 DOM
7. 2026-06-09
   days on market $170,000 Active 235 DOM
8. 2026-06-08
   days on market $170,000 Active 234 DOM
9. 2026-06-08
   days on market $170,000 Active 233 DOM
10. 2026-06-04
    days on market $170,000 Active 230 DOM
11. 2026-06-03
    days on market $170,000 Active 229 DOM
12. 2026-06-02
    days on market $170,000 Active 228 DOM
13. 2026-06-01
    days on market $170,000 Active 227 DOM
14. 2026-05-31
    days on market $170,000 Active 226 DOM
15. 2025-12-13
    status Active
16. 2025-10-06
    historical $1,800
17. 2025-10-01
    listed $1,800
18. 2025-09-09
    historical $1,950
19. 2025-08-27
    listed $170,000 Active
20. 2025-08-23
    price $1,950
21. 2025-08-16
    price $2,000
22. 2025-08-01
    listed $2,050
23. 2023-12-02
    historical $2,050
24. 2023-11-07
    listed $2,050
25. 2022-05-02
    status Pending
26. 2022-05-02
    historical
27. 2022-04-27
    listed $170,000 Active
28. 2021-07-07
    status Pending
29. 2021-05-24
    status Active
30. 2021-05-24
    price $135,000
31. 2020-09-23
    status Pending
32. 2020-09-23
    historical
33. 2020-09-17
    listed $115,000 Active
34. 2015-01-30
    soldstatus $74,000
35. 2013-04-18
    soldstatus $71,500
36. 2013-03-08
    soldstatus $40,000
37. 2009-08-03
    historical
38. 2009-02-11
    listed $60,000

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,033
• − Mortgage interest: −$9,523
• − Property taxes: −$2,068
• − Insurance: −$850
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$7,956
• − Depreciation: −$4,945
• Taxable loss: −$3,475
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $-172/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 — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

Amenities F Commute A+ Cost of living B Crime B Employment D Housing B+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,702
• Household income: $62,562
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2480.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 17% Two or more races 10% White 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 18%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 62% English-only · French/Haitian/Cajun 19% Spanish 16%

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: ▼ -135.91%
• Current HPI: 524.9052
• Rent YoY: ▼ -1.61%
• 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

-97.0% since first listed

24 events — show timeline

• 2025-12-13 Relisted — MARMLS
• 2025-10-06 Rental Removed $1,800 MARMLS
• 2025-10-01 Listed for Rent $1,800 MARMLS
• 2025-09-09 Rental Removed $1,950 MARMLS
• 2025-08-27 Listed $170,000 MARMLS
• 2025-08-23 Price Changed $1,950 MARMLS
• 2025-08-16 Price Changed $2,000 MARMLS
• 2025-08-01 Listed for Rent $2,050 MARMLS
• 2023-12-02 Rental Removed $2,050 MARMLS
• 2023-11-07 Listed for Rent $2,050 MARMLS
• 2022-05-02 Pending — MARMLS
• 2022-05-02 Listing Removed — MARMLS
• 2022-04-27 Listed $170,000 MARMLS
• 2021-07-07 Pending — MARMLS
• 2021-05-24 Relisted — MARMLS
• 2021-05-24 Price Changed $135,000 MARMLS
• 2020-09-23 Pending — MARMLS
• 2020-09-23 Listing Removed — MARMLS
• 2020-09-17 Listed $115,000 MARMLS
• 2015-01-30 Sold (Public Records) $74,000 Public Records
• 2013-04-18 Sold (Public Records) $71,500 Public Records
• 2013-03-08 Sold (Public Records) $40,000 Public Records
• 2009-08-03 Listing Removed — Beaches MLS
• 2009-02-11 Listed $60,000 Beaches MLS

Property tax history

+7.0%/yr

Latest (2025): $2,068 · -6.2% YoY. Source: county tax records.