2950 NE 164th St
North Miami Beach, FL 33160 · single_family · Pending — under contract · 762 days on market
Asking price$7,450,000
5 beds 6 baths 5,796 sqft
Suggested offer$4,991,573$2,458,427 above the est. market value of $4,991,573.
View on Realtor.com →Listed by Dora Puig · Luxe Living Realty
Typesingle_family
Built2026
Price / sqft$1285
Est. value (own analysis)$4,991,573
Rent estimate (own analysis)$44,000/mo
HOANone
1 / 71
Show every detail
Statusfor_sale
Listed date2024-08-02
Removed date—
MLSMiamiMLS #A11314729
Coordinates25.92783, -80.14121
Address2950 NE 164th St
CityNorth Miami Beach
StateFL
Zip33160
Listing ID6646027576
Sourceus-real-estate-listings, cached 2026-08-31
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 | $7,450,000 |
| Down payment (20.0%) | $1,490,000 |
| Loan amount | $5,960,000 |
| Closing costs (5.0%) | $372,500 |
| Total cash to close | $1,862,500 |
| Income | |
| Rent (comp-derived) | $44,000$528,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $40,480$485,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $11,796$141,550 |
| Insurance (placeholder 0.8% of price) | $4,967$59,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,200$26,400 |
| Total operating expenses | $18,963$227,550 |
| 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) | $2,200$26,400 |
| 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 | 7 | 3,955 | $38,000 | 2026-08-13 | — | |
| single_family | 5 | 6 | 5,492 | $60,000 | 2025-12-17 | — | |
| single_family | 5 | 6 | 5,036 | $35,000 | 2026-06-04 | — | |
| single_family | 5 | 6 | 4,759 | $50,000 | 2026-05-05 | — |
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 |
|---|---|---|---|---|---|---|
| 262 189th Ter | single_family | 5 | 6 | 4,140 | $5,325,000 | 2026-08-17 |
| 625 Ocean Blvd | single_family | 5 | 4 | 6,734 | $24,000,000 | 2026-08-13 |
| 465 Golden Beach Dr | single_family | 5 | 5 | 3,674 | $4,500,000 | 2026-07-01 |
| 3443 NE 166th St | single_family | 5 | 5 | 3,083 | $2,000,000 | 2026-05-21 |
| 333 Golden Beach Dr | single_family | 5 | 5 | 4,810 | $4,000,000 | 2026-05-19 |
| 3942 194th Ln | single_family | 5 | 5 | 3,339 | $2,450,000 | 2026-04-07 |
| 3914 Island Estates Dr | single_family | 5 | 6 | 6,522 | $10,000,000 | 2026-03-23 |
| 2531 NE 182nd St | single_family | 5 | 5 | 3,302 | $1,740,000 | 2025-12-15 |
| 2531 NE 182 | single_family | 5 | 5 | 4,035 | $1,740,000 | 2025-12-05 |
| 250 190th St | single_family | 5 | 6 | 4,378 | $3,900,000 | 2025-09-29 |
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 |
|---|---|---|---|---|---|---|
| 18825 N Bay Rd | single_family | 5 | 5 | — | $3,500,000 | — |
| 268 S Parkway | single_family | 5 | 4 | 4,019 | $14,800,000 | — |
| 4027 194th Trl | single_family | 5 | 5 | 3,403 | $3,890,000 | — |
| 3960 194th Trl | single_family | 5 | 5 | 3,291 | $2,950,000 | — |
| 16414 NE 33rd Ave | single_family | 5 | 6 | 2,053 | $3,699,000 | — |
| 16470 NE 30th Ave | single_family | 5 | 8 | 5,347 | $14,500,000 | — |
| 16430 NE 30th Ave | single_family | 5 | 5 | 5,027 | $6,175,000 | — |
| 300 Sunny Isles Blvd Ph 3 | condos | 5 | 6 | 3,722 | $3,500,000 | — |
10-year hold projection
IRR2.0%
Equity multiple1.32x
Total return (10yr)$1,576,934
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $7,673,500 | $258,210 | -$227,797 | $5,895,380 | $1,778,120 |
| 2 | $7,903,705 | $267,094 | -$219,573 | $5,826,323 | $2,077,382 |
| 3 | $8,140,816 | $276,273 | -$211,070 | $5,752,524 | $2,388,293 |
| 4 | $8,385,041 | $285,757 | -$202,280 | $5,673,656 | $2,711,384 |
| 5 | $8,636,592 | $295,555 | -$193,193 | $5,589,373 | $3,047,219 |
| 6 | $8,895,690 | $305,677 | -$183,799 | $5,499,302 | $3,396,388 |
| 7 | $9,162,560 | $316,135 | -$174,088 | $5,403,046 | $3,759,515 |
| 8 | $9,437,437 | $326,938 | -$164,050 | $5,300,179 | $4,137,258 |
| 9 | $9,720,560 | $338,099 | -$153,674 | $5,190,249 | $4,530,311 |
| 10 | $10,012,177 | $349,628 | -$142,949 | $5,072,770 | $4,939,407 |
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.