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88 NE 154th St

North Miami Beach, FL 33162 · single_family · For Sale · 130 days on market
Asking price$1,499,000
7 beds 5 baths 3,315 sqft
Suggested offer$1,387,400$111,600 above the est. market value of $1,387,400.
View on Realtor.com →
Listed by Daniel A. Valdivia · United Realty Group Inc
Typesingle_family
Built—
Price / sqft$452
Est. value (Realtor.com)$1,387,400
Rent estimate (Zillow ZIP avg)$2,262/mo
HOANone
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-04-25
Removed date—
MLSBeachesMLS #B26020291
Coordinates25.91575, -80.19796
Address88 NE 154th St
CityNorth Miami Beach
StateFL
Zip33162
Listing ID5983777661
Sourcerealtor, cached 2026-08-21

ZIP market snapshot (33162)

Typical home value (ZHVI)$472,330
Typical rent (ZORI)$2,262/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.

Underwriting (buy-and-hold, default assumptions)

Acquisition (one-time, not monthly/yearly)
Purchase price$1,499,000
Down payment (20.0%)$299,800
Loan amount$1,199,200
Closing costs (5.0%)$74,950
Total cash to close$374,750
Income
Rent (ZIP avg, ZORI — not bedroom-specific)$2,262$27,150
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$27,150
Vacancy rate (assumption) assumption8.0%

$27,150 × 8.0% = $2,172

Effective gross income$2,081$24,978
Operating expenses
Property tax (real MLS tax bill, from Realtor Search)$1,026$12,313
Insurance (placeholder 0.8% of price)$999$11,992
HOA dues$0$0
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$113$1,357
Total operating expenses$2,139$25,662
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$24,978
Total operating expenses derived$25,662

$24,978 − $25,662 = -$685

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$1,199,200
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$1,199,200 amortized at 6.7% over 30 years = $7,706/mo

CapEx reserve (5.0% of GSR)$113$1,357
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$685
Annual debt service derived$92,477
Annual CapEx reserve assumption$1,357
Annual PMI assumption$0

(-$685 − $92,477 − $1,357 − $0) ÷ 12 = -$7,877

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$685
Purchase price data$1,499,000

-$685 ÷ $1,499,000 = -0.0%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$94,519
Total cash to close derived$374,750

-$94,519 ÷ $374,750 = -25.2%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$685
Annual debt service derived$92,477

-$685 ÷ $92,477 = -0.01

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$27,150
Purchase price data$1,499,000

($27,150 ÷ 12) ÷ $1,499,000 = 0.2%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$1,499,000
Gross scheduled rent (annual) comp$27,150

$1,499,000 ÷ $27,150 = 55.2

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$25,662
Effective gross income derived$24,978

$25,662 ÷ $24,978 = 102.7%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$25,662
Annual debt service derived$92,477
Annual PMI assumption$0
Gross scheduled rent (annual) comp$27,150

($25,662 + $92,477 + $0) ÷ $27,150 = 435.1%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

No active rental listings cached yet for this bedroom count.

Widened to any bedroom count in ZIP. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.

AddressTypeBedsBathsLiving sqftSale priceSale date
1243 NE 159th Stsingle_family111,009$310,0002026-09-02
1801 NE 176th Stsingle_family321,276$450,0002026-09-01
785 NE 155th Stsingle_family322,741$580,0002026-08-31
2174 NE 182nd Stsingle_family321,514$465,0002026-08-28
1440 NE 174th Stsingle_family331,327$560,0002026-08-25
300 NE 175th Stsingle_family321,074$655,0002026-08-25
16500 NE 5th Avesingle_family311,650$400,0002026-08-21
15250 NE 2nd Avesingle_family221,025$465,0002026-08-21
345 NE 168th Stsingle_family21702$195,0002026-08-17
310 NE 162nd Stsingle_family431,536$525,0002026-08-14
130 NE 152nd Stsingle_family322,632$625,0002026-08-14
1635 NE 160th Stsingle_family21976$430,0002026-08-14
630 NE 165th Stsingle_family321,940$590,0002026-08-11
1991 NE 178th Stsingle_family21880$430,0002026-08-11
1232 NE 181st Stsingle_family331,056$505,0002026-08-11
651 NE 172nd Stsingle_family212,237$1,449,0002026-08-07
16049 NE 9th Plsingle_family311,050$465,0002026-08-06
17805 NE 7th Ctsingle_family321,260$604,7702026-08-05
280 NE 173rd Stsingle_family321,027$475,0002026-08-04
479 NE 151st Stsingle_family311,195$400,0002026-08-03
921 NE 159th Stsingle_family321,094$405,0002026-08-03
1498 NE 180th Stsingle_family311,276$360,0002026-07-31
1990 NE 181st Stsingle_family311,012$475,0002026-07-30
550 NE 173rd Stsingle_family321,586$630,0002026-07-29
840 NE 179th Tersingle_family321,817$750,0002026-07-27
1560 NE 154th Stsingle_family42900$475,0002026-07-24
15206 NE 8th Avesingle_family21850$510,0002026-07-24
190 NE 173rd Stsingle_family221,513$700,0002026-07-24
1432 NE 181st Stsingle_family221,356$499,9002026-07-24
266 NE 162nd Stsingle_family321,014$540,0002026-07-22
1674 NE 169th Stsingle_family321,100$560,0002026-07-21
860 NE 171st Tersingle_family321,475$500,0002026-07-20
1070 NE 158th Stsingle_family21988$470,0002026-07-20
2041 NE 182nd Stsingle_family221,034$510,0002026-07-20
315 NE 160th Tersingle_family211,513$650,0002026-07-16
1829 NE 176th Stsingle_family311,360$650,0002026-07-15
175 NE 159th Stsingle_family421,749$670,0002026-07-15
865 NE 174th Stsingle_family321,448$840,0002026-07-14
271 NE 169th Stsingle_family21910$330,0002026-07-10
55 NE 171st Tersingle_family311,345$245,0002026-07-08
990 NE 159th Stsingle_family311,256$400,0002026-07-06
865 NE 177th Stsingle_family421,545$715,0002026-07-06
640 NE 160th Stsingle_family321,462$480,0002026-07-02
1025 NE 171st Tersingle_family321,482$770,0002026-06-30
1380 NE 153rd Stsingle_family421,691$360,0002026-06-30
18140 S Glades Drsingle_family321,460$1,400,0002026-06-30
931 NE 173rd Stsingle_family522,868$1,725,0002026-06-30
1263 NE 182nd Stsingle_family32880$525,0002026-06-26
261 NE 172nd Stsingle_family321,640$450,0002026-06-25
17020 NE 11th Avesingle_family321,414$927,0002026-06-24

Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.

AddressTypeBedsBathsSqftAsking priceDays on market
55-57 NE 156th Stsingle_family753,684$1,367,000—
937 NE 171st Stsingle_family753,392$2,350,000—
1810 NE 161st Stsingle_family743,200$1,099,000—

10-year hold projection

IRR-7.0%
Equity multiple-0.18x
Total return (10yr)-$247,093
YearProperty valueNOICash flowLoan balanceEquity
1$1,543,970-$685-$94,519$1,186,198$357,772
2$1,590,289-$577-$94,445$1,172,303$417,986
3$1,637,998-$463-$94,366$1,157,454$480,544
4$1,687,138-$342-$94,280$1,141,586$545,552
5$1,737,752-$214-$94,189$1,124,627$613,125
6$1,789,884-$79-$94,091$1,106,504$683,380
7$1,843,581$64-$93,987$1,087,137$756,444
8$1,898,888$215-$93,876$1,066,439$832,449
9$1,955,855$374-$93,757$1,044,320$911,535
10$2,014,531$541-$93,631$1,020,683$993,848
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.