16910 NE 8th Ct
North Miami Beach, FL 33162 · single_family · For Sale · 477 days on market
Asking price$895,000
5 beds 3 baths 2,236 sqft
Listed by Jess M Valdivia · Julies Realty, LLC
Typesingle_family
Built1954
Price / sqft$400
Est. value (own analysis)$1,071,491
Rent estimate (own analysis)$6,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2025-05-13
Removed date—
MLSMiamiMLS #A11800818
Coordinates25.93104, -80.18393
Address16910 NE 8th Ct
CityNorth Miami Beach
StateFL
Zip33162
Listing ID6426344846
Sourceus-real-estate-listings, cached 2026-09-01
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 | $895,000 |
| Down payment (20.0%) | $179,000 |
| Loan amount | $716,000 |
| Closing costs (5.0%) | $44,750 |
| Total cash to close | $223,750 |
| Income | |
| Rent (comp-derived) | $6,500$78,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,980$71,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,417$17,005 |
| Insurance (est. scaled by flood & wind risk) | $955$11,456 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $325$3,900 |
| Total operating expenses | $2,697$32,361 |
| 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) | $325$3,900 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 5 | 3 | 2,495 | $6,500 | 2026-07-02 | — | |
| single_family | 5 | 3 | 2,619 | $7,500 | 2026-08-01 | — | |
| single_family | 5 | 3 | 2,128 | $5,199 | 2026-06-07 | — |
Same ZIP & bedroom count. 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 |
|---|---|---|---|---|---|---|
| 931 NE 173rd St | single_family | 5 | 2 | 2,868 | $1,725,000 | 2026-06-30 |
| 800 NE 154th St | single_family | 5 | 3 | 2,313 | $500,000 | 2026-06-02 |
| 11 NE 151st St | single_family | 5 | 4 | 2,337 | $930,000 | 2026-04-13 |
| 1325 NE 171st St | single_family | 5 | 3 | 2,944 | $1,650,000 | 2026-01-21 |
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 |
|---|---|---|---|---|---|---|
| 16550 NE 4th Ave | single_family | 5 | 3 | 1,478 | $450,000 | — |
| 55 NE 165th St | multi_family | 5 | 2 | 2,124 | $725,000 | — |
| 15230 NE 2nd Ave | single_family | 5 | 3 | 1,688 | $1,650,000 | — |
| 610 NE 164th Ter | single_family | 5 | 3 | 2,201 | $848,999 | — |
| 110 NE 152nd St | single_family | 5 | 3 | 2,926 | $899,000 | — |
| 426 NE 166th St Unit 2 | single_family | 5 | 3 | 1,895 | $550,000 | — |
| 16031 NE 19th Pl | single_family | 5 | 5 | 2,982 | $825,000 | — |
10-year hold projection
IRR4.5%
Equity multiple1.72x
Total return (10yr)$278,649
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $921,850 | $39,399 | -$19,716 | $708,237 | $213,613 |
| 2 | $949,506 | $40,743 | -$18,469 | $699,941 | $249,565 |
| 3 | $977,991 | $42,131 | -$17,181 | $691,075 | $286,916 |
| 4 | $1,007,330 | $43,565 | -$15,850 | $681,600 | $325,730 |
| 5 | $1,037,550 | $45,046 | -$14,473 | $671,475 | $366,075 |
| 6 | $1,068,677 | $46,576 | -$13,051 | $660,654 | $408,022 |
| 7 | $1,100,737 | $48,156 | -$11,581 | $649,091 | $451,646 |
| 8 | $1,133,759 | $49,789 | -$10,062 | $636,733 | $497,026 |
| 9 | $1,167,772 | $51,475 | -$8,492 | $623,527 | $544,245 |
| 10 | $1,202,805 | $53,216 | -$6,869 | $609,413 | $593,392 |
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.