2689 NE 165th St Unit 56
North Miami Beach, FL 33160 · townhomes · For Sale · 195 days on market
Asking price$839,800
3 beds 3 baths 1,590 sqft
Suggested offer$518,452$321,348 above the est. market value of $518,452.
View on Realtor.com →Listed by Ricky Kallabat · Keller Williams Capital Realty
Typetownhomes
Built1979
Price / sqft$528
Est. value (Zillow ZIP avg)$518,452
Rent estimate (own analysis)$4,500/mo
HOA$947/mo
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Statusfor_sale
Listed date2026-02-19
Removed date—
MLSMiamiMLS #A11967199
Coordinates25.92827, -80.14581
Address2689 NE 165th St Unit 56
CityNorth Miami Beach
StateFL
Zip33160
Listing ID6652660914
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 | $839,800 |
| Down payment (20.0%) | $167,960 |
| Loan amount | $671,840 |
| Closing costs (5.0%) | $41,990 |
| Total cash to close | $209,950 |
| Income | |
| Rent (comp-derived) | $4,500$54,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,140$49,680 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,330$15,956 |
| Insurance (placeholder 0.8% of price) | $560$6,718 |
| HOA dues | $947$11,364 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $225$2,700 |
| Total operating expenses | $3,062$36,739 |
| 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) | $225$2,700 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 3 | 1,590 | $2,995 | 2026-08-24 | — | |
| townhomes | 3 | 3 | 1,600 | $6,250 | 2026-08-24 | — | |
| townhomes | 3 | 3 | 1,785 | $4,500 | 2026-02-24 | — | |
| townhomes | 3 | 3 | 2,000 | $5,850 | 2026-06-21 | — | |
| townhomes | 3 | 3 | 1,710 | $4,000 | 2026-04-17 | — | |
| townhomes | 3 | 3 | 1,590 | $4,159 | 2026-04-15 | — | |
| townhomes | 3 | 2 | 1,936 | $4,650 | 2026-06-30 | — | |
| townhomes | 3 | 3 | 1,590 | $4,500 | 2026-07-08 | — |
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.
No recent recorded sales cached yet for this ZIP.
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 |
|---|---|---|---|---|---|---|
| condos | 3 | 3 | 1,860 | $700,000 | — | |
| 17375 Collins Ave Unit 808 | condos | 3 | 3 | 1,860 | $825,000 | — |
| 17125 N Bay Rd Apt 3105 | condos | 3 | 2 | 1,264 | $475,000 | — |
| 3301 NE 183rd St Unit 1607 | condos | 3 | 4 | 3,069 | $1,690,000 | — |
| 18061 Biscayne Blvd Apt 502 | condos | 3 | 2 | 1,251 | $250,000 | — |
| 3700 Island Blvd Unit C402 | condos | 3 | 2 | 1,640 | $799,000 | — |
| 200 Sunny Isles Blvd Unit 2-1202 | condos | 3 | 2 | 1,615 | $799,900 | — |
| 3601 NE 170th St Apt 605 | condos | 3 | 2 | 1,300 | $320,000 | — |
10-year hold projection
IRR-3.2%
Equity multiple0.47x
Total return (10yr)-$1,577
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $864,994 | $12,941 | -$41,568 | $664,556 | $200,438 |
| 2 | $890,944 | $13,513 | -$41,063 | $656,771 | $234,172 |
| 3 | $917,672 | $14,107 | -$40,539 | $648,452 | $269,220 |
| 4 | $945,202 | $14,723 | -$39,993 | $639,562 | $305,640 |
| 5 | $973,558 | $15,363 | -$39,427 | $630,061 | $343,497 |
| 6 | $1,002,765 | $16,026 | -$38,837 | $619,908 | $382,857 |
| 7 | $1,032,848 | $16,715 | -$38,225 | $609,058 | $423,790 |
| 8 | $1,063,834 | $17,429 | -$37,589 | $597,462 | $466,371 |
| 9 | $1,095,749 | $18,171 | -$36,928 | $585,071 | $510,678 |
| 10 | $1,128,621 | $18,940 | -$36,241 | $571,828 | $556,793 |
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.