2099 NE 172 St · North Miami Beach, FL 33162

$735,000

4 bd · 3.0 ba · 2,100 sqft · MultiFamily public records · 56 Days on market

Built 1957

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Income duplex located in North Miami Beach, close to the mall, shopping center, grocery stores and transportations. Price to sell fast. Please bring your pre-approved buyers. It won't last.

Key facts

• Close to the mall
• Income duplex
• Shopping center

Tags

• INCOME DUPLEX
• CLOSE TO THE MALL
• SHOPPING CENTER
• GROCERY STORES
• TRANSPORTATIONS

Property features AI

Finance

• Financial info: Units are rented month-to-month; Current rents: three 1-bed efficiency units at $1,500 each, two 1-bed units at $1,800 each, and one 2-bed unit at $2,500; Rent includes gardener and hot water

Exterior

• Parking: Total of 6 parking spaces; Open parking
• Utilities: Cable available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Open parking; Less than quarter acre lot

Interior

• Bedrooms: Three efficiency units with 1 bedroom each; One 2-bedroom unit
• Flooring: Ceramic tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/3.0-bath units multifamily listed at $735k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $961/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $735k).
• Recommended offer: $713k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.2% in North Miami Beach — 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 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 soft (-1.6%/yr); 286 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,655/mo this rent would consume 171% of the median local household income ($61k/yr) (locally 2509% 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 $5k of loan paydown is wiped out by about $22k 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 56 days — a 3% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $115k; list at $735k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $712,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.1

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-21,979
• Equity at exit: $109,591

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $40,641
• Equity at exit: $63,549

Cash invested: $205,800 (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: 286
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $8,655 medium
• Mortgage (P&I): −$3,854
• Tax from tax record: −$754 /mo · $9,049/yr
• Insurance: −$306
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,818
• Net cashflow: $1,923

Break-even live

Break-even rent $6,221

Max offer price $735,000

Occupancy floor 73%

Sensitivity live

Price	-10% $2,339	-5% $2,131	+0% $1,923	+5% $1,715	+10% $1,507
Rent	-10% $1,239	-5% $1,581	+0% $1,923	+5% $2,265	+10% $2,606
Rate	-1.0pp $2,293	-0.5pp $2,110	base $1,923	+0.5pp $1,732	+1.0pp $1,538

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	3	$8,654
Total (2 units)			$8,655

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: $183,750
• Closing costs: $22,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 NE 165th St North Miami Beach, FL	4.0	2.5	2971	$26,500	$8.92	23d	1	1.20mi
3200 NE 165th St North Miami Beach, FL	4.0	2.5	2971	$26,500	$8.92	4d	1	1.20mi

Listing history 23 events

1. 2026-06-21
   days on market $735,000 Active 56 DOM
2. 2026-06-18
   days on market $735,000 Active 53 DOM
3. 2026-06-17
   days on market $735,000 Active 52 DOM
4. 2026-06-16
   days on market $735,000 Active 51 DOM
5. 2026-06-15
   days on market $735,000 Active 50 DOM
6. 2026-06-13
   days on market $735,000 Active 48 DOM
7. 2026-06-09
   days on market $735,000 Active 44 DOM
8. 2026-06-08
   days on market $735,000 Active 43 DOM
9. 2026-06-07
   days on market $735,000 Active 42 DOM
10. 2026-06-04
    days on market $735,000 Active 39 DOM
11. 2026-06-03
    days on market $735,000 Active 38 DOM
12. 2026-06-02
    days on market $735,000 Active 37 DOM
13. 2026-06-01
    days on market $735,000 Active 36 DOM
14. 2026-05-31
    days on market $735,000 Active 35 DOM
15. 2026-04-24
    listed $735,000 Active
16. 2015-10-29
    historical
17. 2015-10-26
    status Active
18. 2015-10-02
    status Pending
19. 2015-09-10
    listed $299,000 Active
20. 2001-06-29
    soldstatus $115,000
21. 1996-02-28
    soldstatus $95,000
22. 1990-09-28
    soldstatus $104,000
23. 1985-01-01
    soldstatus $96,000

ⓘ 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: $9,049 · $754/mo
• Projected year-2 tax: $9,049 · $754/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) · 23% 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: $103,860
• − Mortgage interest: −$41,171
• − Property taxes: −$9,049
• − Insurance: −$3,675
• − Repairs & maintenance: −$8,309
• − Management: −$8,309
• − Depreciation: −$21,382
• Taxable income: $11,965
• Est. tax owed @ 24.0%: −$2,872
• After-tax cash flow: $20,201/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

+665.6% since first listed

9 events — show timeline

• 2026-04-24 Listed $735,000 MARMLS
• 2015-10-29 Listing Removed — MARMLS
• 2015-10-26 Relisted — MARMLS
• 2015-10-02 Pending — MARMLS
• 2015-09-10 Listed $299,000 MARMLS
• 2001-06-29 Sold (Public Records) $115,000 Public Records
• 1996-02-28 Sold (Public Records) $95,000 Public Records
• 1990-09-28 Sold (Public Records) $104,000 Public Records
• 1985-01-01 Sold (Public Records) $96,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $9,049 · +7.5% YoY. Source: county tax records.