1851 NE 168th St Unit A8 · North Miami Beach, FL 33162

$178,000

1 bd · 1.0 ba · 680 sqft · Condo public records · 13 Days on market

Built 1965 $348/mo HOA · 11% of rent

---

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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully renovated 1/1 unit condo in a gated community in North Miami Beach Ideal for Investors!!! Rented until 7/14/2026 for $1,650/month Modern kitchen, steps from the pool, laundry in each floor, Prime location near Aventura Mall, Walmart and major Highways.

Key facts

• Gated community
• Modern kitchen
• Steps from the pool

Tags

• GATED COMMUNITY
• MODERN KITCHEN
• STEPS FROM THE POOL
• LAUNDRY IN EACH FLOOR

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee; Association amenities include elevator(s) and pool; Water included in the association fee

Exterior

• Parking: 1 covered garage space; Guest parking available
• Security: Closed-circuit cameras; Complex is fenced
• Utilities: Water service included in association fee
• Home design: Attached property; 3 stories; Entry level: 1
• Construction: Block construction; Resale property
• Exterior features: Fenced property; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $178k).
• Cap rate 12.3% 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); 284 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,168/mo this rent would consume 63% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $178,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 4.7

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: 10.2%
• Equity multiple: 1.38×
• Total profit: $19,148
• Equity at exit: $26,540

10-year hold

• IRR: 16.2%
• Equity multiple: 2.11×
• Total profit: $55,322
• Equity at exit: $15,390

Cash invested: $49,840 (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: 284
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,168 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$252 /mo · $3,028/yr
• Insurance: −$74
• HOA: −$348
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $895

Break-even live

Break-even rent $2,035

Max offer price $178,000

Occupancy floor 67%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $178,000 Active 13 DOM
2. 2026-06-17
   days on market $178,000 Active 12 DOM
3. 2026-06-16
   days on market $178,000 Active 11 DOM
4. 2026-06-15
   days on market $178,000 Active 10 DOM
5. 2026-05-31
   days on market $178,000 Active 9 DOM
6. 2026-05-22
   listed $178,000 Active
7. 2025-12-03
   historical
8. 2025-11-17
   status Active
9. 2025-06-11
   price $191,000
10. 2025-04-28
    listed $200,000 Active
11. 2024-07-15
    historical $1,600
12. 2024-07-09
    listed $1,600
13. 2024-07-09
    historical $1,600
14. 2024-04-24
    listed $1,600
15. 2024-04-04
    historical $1,600
16. 2024-03-27
    listed $1,600
17. 2024-01-28
    historical $1,700
18. 2024-01-26
    listed $1,700
19. 2024-01-25
    historical $1,600
20. 2024-01-19
    price $1,600
21. 2023-12-30
    listed $1,700
22. 2023-11-01
    soldstatus $162,500
23. 2019-04-15
    historical
24. 2019-02-26
    status Active
25. 2019-02-26
    status Backup Contract
26. 2019-02-08
    listed $115,000 Active
27. 2017-02-15
    soldstatus $85,000
28. 2004-10-06
    soldstatus $3,300,000

ⓘ 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: $3,028 · $252/mo
• Projected year-2 tax: $3,028 · $252/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $38,018
• − Mortgage interest: −$9,971
• − Property taxes: −$3,028
• − Insurance: −$890
• − Repairs & maintenance: −$3,041
• − Management: −$3,041
• − HOA: −$4,176
• − Depreciation: −$5,178
• Taxable income: $8,692
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $8,653/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

-94.6% since first listed

23 events — show timeline

• 2026-05-22 Listed $178,000 MARMLS
• 2025-12-03 Listing Removed — MARMLS
• 2025-11-17 Relisted — MARMLS
• 2025-06-11 Price Changed $191,000 MARMLS
• 2025-04-28 Listed $200,000 MARMLS
• 2024-07-15 Rental Removed $1,600 MARMLS
• 2024-07-09 Listed for Rent $1,600 MARMLS
• 2024-07-09 Rental Removed $1,600 MARMLS
• 2024-04-24 Listed for Rent $1,600 MARMLS
• 2024-04-04 Rental Removed $1,600 MARMLS
• 2024-03-27 Listed for Rent $1,600 MARMLS
• 2024-01-28 Rental Removed $1,700 REALLYO
• 2024-01-26 Listed for Rent $1,700 REALLYO
• 2024-01-25 Rental Removed $1,600 MARMLS
• 2024-01-19 Price Changed $1,600 MARMLS
• 2023-12-30 Listed for Rent $1,700 MARMLS
• 2023-11-01 Sold (Public Records) $162,500 Public Records
• 2019-04-15 Listing Removed — MARMLS
• 2019-02-26 Relisted — MARMLS
• 2019-02-26 Pending — MARMLS
• 2019-02-08 Listed $115,000 MARMLS
• 2017-02-15 Sold (Public Records) $85,000 Public Records
• 2004-10-06 Sold (Public Records) $3,300,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,028 · +7.8% YoY. Source: county tax records.