2349 NE 173rd St
North Miami Beach, FL 33160 · single_family · For Sale · 106 days on market
Asking price$839,000
4 beds 3 baths 1,432 sqft
Listed by Olena Bondarchuk · Related Realty, LLC.
Typesingle_family
Built1956
Price / sqft$586
Est. value (own analysis)$1,587,398
Rent estimate (own analysis)$25,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood5/10major$Air2/10MinorWildfire1/10Minimal
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⚠ Cap rate of 27.8% is above the 20% sanity ceiling — verify the underlying price, rent, and expense data before trusting this. Cash-on-cash return of 79.4% is above the 50% sanity ceiling for a standard buy-and-hold — verify inputs before trusting this.
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Statusfor_sale
Listed date2026-05-20
Removed date—
MLSMiamiMLS #A12015813
Coordinates25.93592, -80.15332
Address2349 NE 173rd St
CityNorth Miami Beach
StateFL
Zip33160
Listing ID6592427289
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $839,000 |
| Down payment (20.0%) | $167,800 |
| Loan amount | $671,200 |
| Closing costs (5.0%) | $41,950 |
| Total cash to close | $209,750 |
| Income | |
| Rent (comp-derived) | $25,000$300,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,000$276,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,328$15,941 |
| Insurance (est. scaled by flood & wind risk) | $979$11,746 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $3,557$42,687 |
| 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) | $1,250$15,000 |
| 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 | 4 | 3 | 1,852 | $4,990 | 2026-08-14 | — | |
| single_family | 4 | 4 | 3,312 | $27,500 | 2026-08-24 | — | |
| single_family | 4 | 4 | 2,982 | $25,000 | 2026-08-17 | — | |
| single_family | 4 | 3 | 2,372 | $11,900 | 2025-11-30 | — | |
| single_family | 4 | 4 | 3,361 | $13,000 | 2026-07-11 | — | |
| single_family | 4 | 5 | 4,929 | $55,000 | 2024-11-25 | — | |
| single_family | 4 | 4 | 2,971 | $26,500 | 2026-03-25 | — |
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 |
|---|---|---|---|---|---|---|
| 204 191st St | single_family | 4 | 3 | 2,632 | $2,200,000 | 2026-08-27 |
| 3428 NE 169th St | single_family | 4 | 3 | 2,632 | $2,200,000 | 2026-05-26 |
| 19140 N Bay Rd | single_family | 4 | 3 | 3,428 | $3,800,000 | 2026-05-19 |
| 3400 NE 165th St | single_family | 4 | 3 | 2,502 | $3,000,000 | 2026-05-11 |
| 1504 Island Blvd | single_family | 4 | 4 | 5,628 | $3,600,000 | 2026-05-08 |
| 530 Ocean Blvd | single_family | 4 | 5 | 3,920 | $3,180,000 | 2026-04-28 |
| 200 188th St | single_family | 4 | 2 | 2,099 | $1,700,000 | 2026-02-23 |
| 147 Golden Beach Dr | single_family | 4 | 3 | 2,256 | $3,300,000 | 2026-02-02 |
| 685 Golden Beach Dr | single_family | 4 | 3 | 3,323 | $3,700,000 | 2026-01-20 |
| 2925 NE 164th St | single_family | 4 | 2 | 2,938 | $4,000,000 | 2025-12-11 |
| 4042 Island Estates Dr | single_family | 4 | 8 | 7,796 | $12,450,000 | 2025-12-11 |
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 |
|---|---|---|---|---|---|---|
| 333 Atlantic Ave | single_family | 4 | 4 | 2,426 | $11,999,000 | — |
| 3949 194th Ln | single_family | 4 | 4 | 2,353 | $2,259,000 | — |
| 3341 NE 170th St | single_family | 4 | 3 | 3,556 | $3,500,000 | — |
| 18555 Collins Ave Apt 3301 | condos | 4 | 5 | 4,154 | $6,500,000 | — |
| 329 Poinciana Dr Unit 909 | condos | 4 | 3 | 2,425 | $1,190,000 | — |
| 17475 Collins Ave Ph 3201 | condos | 4 | 8 | 9,051 | $23,990,000 | — |
| 17875 Collins Ave Ph 4506 | condos | 4 | 7 | 6,419 | $13,495,000 | — |
| 330 Sunny Isles Blvd Unit 5-2403 | condos | 4 | 5 | 3,296 | $3,300,000 | — |
10-year hold projection
IRR83.6%
Equity multiple11.87x
Total return (10yr)$2,388,607
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $864,170 | $233,313 | $166,553 | $663,923 | $200,247 |
| 2 | $890,095 | $240,526 | $173,391 | $656,146 | $233,949 |
| 3 | $916,798 | $247,960 | $180,441 | $647,835 | $268,963 |
| 4 | $944,302 | $255,623 | $187,710 | $638,953 | $305,349 |
| 5 | $972,631 | $263,522 | $195,205 | $629,461 | $343,170 |
| 6 | $1,001,810 | $271,663 | $202,932 | $619,318 | $382,492 |
| 7 | $1,031,864 | $280,055 | $210,899 | $608,477 | $423,387 |
| 8 | $1,062,820 | $288,704 | $219,114 | $596,893 | $465,927 |
| 9 | $1,094,705 | $297,619 | $227,583 | $584,513 | $510,192 |
| 10 | $1,127,546 | $306,807 | $236,315 | $571,283 | $556,263 |
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.