12590 NE 16th Ave Apt 206
North Miami, FL 33161 · condos · For Sale · 6 days on market
Asking price$100,000
0 beds — baths 725 sqft
Listed by Rama Vyasulu · Homes Real Estate Group Inc.
Typecondos
Built1969
Price / sqft$138
Est. value (own analysis)$127,397
Rent estimate (own analysis)$1,450/mo
HOA$373/mo
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Statusfor_sale
Listed date2026-08-27
Removed date—
MLSMiamiMLS #A12077531
Coordinates25.89206, -80.16671
Address12590 NE 16th Ave Apt 206
CityNorth Miami
StateFL
Zip33161
Listing ID6303106374
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33161)
Typical home value (ZHVI)$498,596
Typical rent (ZORI)$2,323/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 | $100,000 |
| Down payment (20.0%) | $20,000 |
| Loan amount | $80,000 |
| Closing costs (5.0%) | $5,000 |
| Total cash to close | $25,000 |
| Income | |
| Rent (comp-derived) | $1,450$17,394 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,334$16,002 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $158$1,900 |
| Insurance (placeholder 0.8% of price) | $67$800 |
| HOA dues | $373$4,476 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $72$870 |
| Total operating expenses | $670$8,046 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $72$870 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 0 | — | 510 | $1,500 | 2026-08-28 | — | |
| apartment | 0 | 1 | 550 | $1,826 | 2024-08-14 | — | |
| condos | 0 | 1 | 710 | $1,350 | 2026-06-20 | — | |
| condos | 0 | 1 | 576 | $1,499 | 2026-06-20 | — | |
| apartment | 0 | 1 | 550 | $1,400 | 2023-11-06 | — | |
| apartment | 0 | 1 | 500 | $1,300 | — | — |
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.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 1470 NE 123rd St Unit A701 | condos | 2 | 2 | 1,260 | $245,000 | 2026-08-31 |
| 1250 NE 125th St Unit 311C | condos | 1 | 2 | 820 | $137,280 | 2026-08-18 |
| 11905 NE 2nd Ave Unit C403 | condos | 2 | 2 | 1,046 | $165,000 | 2026-08-06 |
| 11905 NE 2nd Ave Unit C411 | condos | 2 | 2 | 1,046 | $130,000 | 2026-07-31 |
| 1312 NE 117th Ter Unit 1 | condos | 3 | 3 | 2,300 | $710,000 | 2026-07-27 |
| 1310 NE 117th Ter Unit 2 | condos | 2 | 2 | 1,700 | $565,000 | 2026-07-21 |
| 1465 NE 123rd St Apt 714 | condos | 1 | 1 | 750 | $125,000 | 2026-07-17 |
| 12890 NE 8th Ave Apt 203 | condos | 1 | 1 | 714 | $146,000 | 2026-07-17 |
| 12035 NE 2nd Ave Unit A423 | condos | 2 | 2 | 928 | $100,000 | 2026-07-13 |
| 1470 NE 123rd St Unit A1107 | condos | 2 | 2 | 1,182 | $200,000 | 2026-07-07 |
| 1470 NE 125th Ter Apt 308 | condos | 1 | 2 | 900 | $160,000 | 2026-06-26 |
| 1475 NE 125th Ter Unit 301A | condos | 1 | 1 | 766 | $116,122 | 2026-06-18 |
| 11905 NE 2nd Ave Unit C308 | condos | 2 | 2 | 860 | $154,000 | 2026-06-16 |
| 1470 NE 123rd St Unit A813 | condos | 1 | 1 | 782 | $158,500 | 2026-06-12 |
| 1470 NE 125th Ter Apt 802 | condos | 1 | 1 | 875 | $90,000 | 2026-06-09 |
| 6316897921 | condos | 1 | 1 | 710 | $205,000 | 2026-06-03 |
| 14234 NE 3rd Ct Unit 11C | condos | 2 | 2 | 1,200 | $250,000 | 2026-05-18 |
| 13500 NE 3rd Ct Apt 419 | condos | 1 | 2 | 691 | $104,000 | 2026-04-22 |
| 1470 NE 125th Ter Apt 810 | condos | 1 | 1 | 875 | $95,000 | 2026-04-21 |
| 13500 NE 3rd Ct Apt 408 | condos | 1 | 2 | 691 | $70,000 | 2026-04-10 |
| 13500 NE 3rd Ct Apt 217 | condos | 1 | 2 | 691 | $120,000 | 2026-03-10 |
| 1470 NE 123rd St Unit A603 | condos | 1 | 1 | 782 | $156,000 | 2026-02-23 |
| 555 NE 123rd St Unit 218A | condos | 2 | 2 | 1,009 | $279,000 | 2026-02-10 |
| 1465 NE 123rd St Apt 501 | condos | 1 | 1 | 900 | $130,000 | 2026-02-06 |
| 13700 NE 6th Ave Apt 311 | condos | 3 | 2 | 1,146 | $190,000 | 2026-02-02 |
| 650 NE 149th St Apt 110A | condos | 2 | 2 | 860 | $130,000 | 2026-01-30 |
| 12035 NE 2nd Ave Unit A417 | condos | 1 | 1 | 816 | $150,000 | 2025-12-18 |
| 1251 NE 108th St Apt 810 | condos | 1 | 1 | 710 | $215,000 | 2025-12-17 |
| 13500 NE 3rd Ct Apt 423 | condos | 2 | 2 | 920 | $170,000 | 2025-12-15 |
| 1465 NE 123rd St Apt 814 | condos | 1 | 1 | 750 | $170,000 | 2025-11-26 |
| 11925 NE 2nd Ave Unit B309 | condos | 2 | 2 | 1,046 | $139,900 | 2025-11-10 |
| 11905 NE 2nd Ave Unit C315 | condos | 2 | 2 | 860 | $145,000 | 2025-10-23 |
| 1250 NE 125th St Unit 410C | condos | 1 | 2 | 820 | $155,000 | 2025-10-08 |
| 13655 NE 10th Ave Apt 108 | condos | 1 | 1 | 560 | $123,000 | 2025-09-29 |
| 365 NE 125th St Apt 302 | condos | 1 | 2 | 710 | $175,000 | 2025-09-15 |
| 770 NE 128th St Apt 303 | condos | 1 | 1 | 661 | $105,000 | 2025-09-15 |
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.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 12590 NE 16th Ave Apt 512 | condos | 0 | — | 510 | $80,000 | — |
| 12590 NE 16th Ave Apt 502 | condos | 0 | — | 882 | $95,000 | — |
| 1470 NE 125th Ter Apt 605 | condos | 0 | 1 | 576 | $135,000 | — |
| 1470 NE 125th Ter Apt 205 | condos | 0 | 1 | 576 | $160,000 | — |
10-year hold projection
IRR14.3%
Equity multiple3.20x
Total return (10yr)$68,176
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $103,000 | $7,957 | $918 | $79,133 | $23,867 |
| 2 | $106,090 | $8,236 | $1,175 | $78,206 | $27,884 |
| 3 | $109,273 | $8,524 | $1,441 | $77,215 | $32,058 |
| 4 | $112,551 | $8,822 | $1,716 | $76,157 | $36,394 |
| 5 | $115,927 | $9,130 | $2,001 | $75,025 | $40,902 |
| 6 | $119,405 | $9,448 | $2,295 | $73,816 | $45,589 |
| 7 | $122,987 | $9,777 | $2,599 | $72,524 | $50,463 |
| 8 | $126,677 | $10,117 | $2,914 | $71,144 | $55,533 |
| 9 | $130,477 | $10,469 | $3,240 | $69,668 | $60,809 |
| 10 | $134,392 | $10,832 | $3,576 | $68,091 | $66,301 |
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.