2025 NE 164th St #808 · North Miami Beach, FL 33162

$180,000

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 170 Days on market

Built 1970 $760/mo HOA · 22% 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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-priced 2-bedroom, 2-bath residence located in North Miami Beach, offering solid long-term upside for investors seeking value in a central South Florida location. The unit features interior updates, comfortable living and dining areas, and a practical floor plan with 2 well-sized bedrooms and good natural light throughout. The building has completed required repairs and inspections, has been cleared for re-occupancy by the City, and units may be rented immediately. Buyer to conduct full due diligence and review all condominium documents, financials, and any future assessments. Current monthly maintenance is $760. Investment or live -in buyers, looking for a value-driven acquisition

Key facts

• Practical floor plan
• Shopping
• Interior updates

Tags

• INTERIOR UPDATES
• PRACTICAL FLOOR PLAN
• GOOD NATURAL LIGHT
• SHOPPING
• DINING
• SHORT DRIVE TO THE BEACHES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $760; Association fee includes amenities

Exterior

• Parking: Garage with 1 covered space
• Security: Security guard
• Utilities: Electric heat/power; Central air for cooling
• Home design: Condominium/attached property; Located on 8th entry level; 10-story building; Resale unit
• Construction: Resale construction
• Exterior features: No notable exterior features listed; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Laminate flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 $3,523/mo this rent would consume 70% 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.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 17900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $77k; list at $180k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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. 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: 1.96% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 4.3

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,823
• Equity at exit: $26,839

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $276
• Equity at exit: $15,563

Cash invested: $50,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $3,523 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$760
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $518

Break-even live

Break-even rent $2,867

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $620	-5% $569	+0% $518	+5% $467	+10% $416
Rent	-10% $240	-5% $379	+0% $518	+5% $657	+10% $796
Rate	-1.0pp $609	-0.5pp $564	base $518	+0.5pp $471	+1.0pp $424

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $760 · $9,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $180,000 Active 170 DOM
2. 2026-06-17
   days on market $180,000 Active 169 DOM
3. 2026-06-16
   days on market $180,000 Active 168 DOM
4. 2026-06-15
   days on market $180,000 Active 167 DOM
5. 2026-06-13
   days on market $180,000 Active 165 DOM
6. 2026-06-09
   days on market $180,000 Active 161 DOM
7. 2026-06-08
   days on market $180,000 Active 160 DOM
8. 2026-06-07
   days on market $180,000 Active 159 DOM
9. 2026-06-04
   days on market $180,000 Active 156 DOM
10. 2026-06-03
    days on market $180,000 Active 155 DOM
11. 2026-06-02
    days on market $180,000 Active 154 DOM
12. 2026-06-01
    days on market $180,000 Active 153 DOM
13. 2026-05-31
    days on market $180,000 Active 152 DOM
14. 2026-05-20
    listed $1,000
15. 2026-02-17
    price $180,000
16. 2025-12-08
    listed $198,000 Active
17. 2025-11-18
    historical
18. 2025-11-16
    price $215,000
19. 2025-08-02
    listed $230,000 Active
20. 2020-02-06
    historical
21. 2019-12-10
    status Active
22. 2019-11-11
    historical Hold
23. 2019-10-18
    status Active
24. 2019-10-18
    historical Active Under Contract
25. 2019-10-10
    status Backup Contract
26. 2019-08-05
    listed $180,500 Active
27. 2013-05-10
    soldstatus $77,000
28. 2013-04-30
    soldstatus $77,000 Sold
29. 2004-08-23
    soldstatus $84,000
30. 2003-04-04
    soldstatus $69,000
31. 1973-01-01
    soldstatus $28,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$781/yr (+$65/mo · 109.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 92% 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: $42,271
• − Mortgage interest: −$10,083
• − Property taxes: −$713
• − Insurance: −$6,018
• − Repairs & maintenance: −$3,382
• − Management: −$3,382
• − HOA: −$9,120
• − Depreciation: −$5,236
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $5,174/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

-96.4% since first listed

18 events — show timeline

• 2026-05-20 Listed for Rent $1,000 MARMLS
• 2026-02-17 Price Changed $180,000 MARMLS
• 2025-12-08 Listed $198,000 MARMLS
• 2025-11-18 Listing Removed — MARMLS
• 2025-11-16 Price Changed $215,000 MARMLS
• 2025-08-02 Listed $230,000 MARMLS
• 2020-02-06 Listing Removed — MARMLS
• 2019-12-10 Relisted — MARMLS
• 2019-11-11 Delisted — MARMLS
• 2019-10-18 Relisted — MARMLS
• 2019-10-18 Contingent — MARMLS
• 2019-10-10 Pending — MARMLS
• 2019-08-05 Listed $180,500 MARMLS
• 2013-05-10 Sold (Public Records) $77,000 Public Records
• 2013-04-30 Sold (MLS) $77,000 MARMLS
• 2004-08-23 Sold (Public Records) $84,000 Public Records
• 2003-04-04 Sold (Public Records) $69,000 Public Records
• 1973-01-01 Sold (Public Records) $28,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $713 · +3.9% YoY. Source: county tax records.