2025 NE 164th St Apt 616
North Miami Beach, FL 33162 · condos · For Sale · 117 days on market
Asking price$240,000
2 beds 2 baths 1,112 sqft
Suggested offer$144,527$95,473 above the est. market value of $144,527.
View on Realtor.com →Listed by Omar Fajardo · Intertrust Realty Corp.
Typecondos
Built1970
Price / sqft$216
Est. value (own analysis)$144,527
Rent estimate (own analysis)$2,195/mo
HOA$59/mo
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-05-08
Removed date—
MLSMiamiMLS #A12001736
Coordinates25.92767, -80.15949
Address2025 NE 164th St Apt 616
CityNorth Miami Beach
StateFL
Zip33162
Listing ID6706435669
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 | $240,000 |
| Down payment (20.0%) | $48,000 |
| Loan amount | $192,000 |
| Closing costs (5.0%) | $12,000 |
| Total cash to close | $60,000 |
| Income | |
| Rent (comp-derived) | $2,195$26,340 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,019$24,233 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $380$4,560 |
| Insurance (est. scaled by flood & wind risk) | $312$3,744 |
| HOA dues | $59$708 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $110$1,317 |
| Total operating expenses | $861$10,329 |
| 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) | $110$1,317 |
| 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 | 2 | 2 | 920 | $1,925 | 2026-08-12 | — | |
| condos | 2 | 2 | 1,008 | $1,970 | 2026-07-26 | — | |
| condos | 2 | 2 | 770 | $1,800 | 2026-06-02 | — | |
| apartment | 2 | 2 | 920 | $1,800 | 2026-05-08 | — | |
| apartment | 2 | 2 | 915 | $2,335 | — | — | |
| condos | 2 | 1 | 829 | $1,800 | 2026-08-27 | — | |
| apartment | 2 | 2 | 915 | $2,210 | 2025-03-08 | — | |
| condos | 2 | 2 | 750 | $1,800 | 2026-07-24 | — | |
| apartment | 2 | 2 | 1,112 | $1,750 | 2026-08-10 | — | |
| apartment | 2 | 2 | 1,112 | $1,750 | 2026-08-20 | — | |
| condos | 2 | 1 | 829 | $1,750 | 2026-08-25 | — | |
| condos | 2 | 2 | 1,077 | $2,200 | 2026-07-10 | — | |
| condos | 2 | 2 | 1,112 | $1,800 | 2026-05-15 | — | |
| apartment | 2 | 1 | 1,000 | $2,500 | 2026-08-26 | — | |
| condos | 2 | 2 | 1,112 | $1,900 | 2026-07-17 | — | |
| condos | 2 | 2 | 1,045 | $2,000 | 2026-07-23 | — | |
| condos | 2 | 2 | 750 | $1,850 | 2026-07-22 | — | |
| apartment | 2 | 1 | 820 | $1,750 | 2026-04-11 | — | |
| condos | 2 | 2 | 1,112 | $1,900 | 2026-07-09 | — | |
| apartment | 2 | 2 | 1,030 | $2,100 | 2026-07-27 | — | |
| apartment | 2 | 1 | 1,000 | $2,100 | 2026-07-09 | — | |
| apartment | 2 | 2 | 1,000 | $2,480 | 2026-06-18 | — | |
| condos | 2 | 2 | 1,175 | $2,650 | 2026-08-04 | — | |
| condos | 2 | 1 | 839 | $2,350 | 2026-06-17 | — | |
| apartment | 2 | 2 | 750 | $1,850 | 2026-07-29 | — | |
| apartment | 2 | 2 | 1,013 | $2,125 | 2026-06-18 | — | |
| apartment | 2 | 2 | 1,500 | $2,350 | 2026-04-06 | — | |
| apartment | 2 | 2 | 1,013 | $2,125 | — | — | |
| apartment | 2 | 1 | 1,100 | $2,195 | — | — | |
| apartment | 2 | 2 | 994 | $2,195 | — | — | |
| apartment | 2 | 2 | 1,013 | $2,150 | — | — | |
| apartment | 2 | 2 | 1,051 | $2,883 | — | — | |
| apartment | 2 | 2 | 1,042 | $2,813 | — | — | |
| apartment | 2 | 2 | 1,085 | $2,873 | — | — | |
| apartment | 2 | 2 | 1,051 | $2,853 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,545 | — | — | |
| apartment | 2 | 2 | 1,053 | $3,460 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,483 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,465 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,377 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,342 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,348 | — | — | |
| apartment | 2 | 2 | 1,053 | $3,335 | — | — | |
| apartment | 2 | 2 | 1,051 | $3,585 | — | — | |
| apartment | 2 | 1 | 787 | $1,850 | — | — | |
| apartment | 2 | 1 | 750 | $1,957 | — | — | |
| condos | 2 | 2 | 1,175 | $2,495 | 2026-08-28 | — | |
| apartment | 2 | 1 | 1,030 | $2,100 | 2026-08-31 | — | |
| condos | 2 | 2 | 1,218 | $2,500 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 16450 Miami Dr Apt 503 | condos | 2 | 2 | 1,077 | $210,000 | 2026-08-28 |
| 2075 NE 164th St Apt 105 | condos | 2 | 2 | 1,042 | $225,000 | 2026-07-30 |
| 16750 NE 10th Ave Apt 214 | condos | 2 | 2 | 1,218 | $190,000 | 2026-07-30 |
| 17000 NE 14th Ave Apt 301 | condos | 2 | 1 | 883 | $60,000 | 2026-06-02 |
| 17001 NE 13th Ave Apt 201 | condos | 2 | 1 | 883 | $55,000 | 2026-05-18 |
| 17090 NE 14th Ave Apt 103 | condos | 2 | 2 | 960 | $150,000 | 2026-05-04 |
| 1450 NE 170th St Apt 202 | condos | 2 | 1 | 1,024 | $195,000 | 2026-05-01 |
| 16750 NE 14th Ave Apt 212 | condos | 2 | 2 | 960 | $115,000 | 2026-04-02 |
| 16740 NE 9th Ave Apt 302 | condos | 2 | 2 | 1,175 | $210,000 | 2026-02-10 |
| 1570 NE 151st St Apt 102 | condos | 2 | 2 | 1,075 | $164,900 | 2026-02-05 |
| 15600 NE 6th Ave Apt 26D | condos | 2 | 1 | 870 | $105,000 | 2025-12-17 |
| 15610 NE 6th Ave Apt 29C | condos | 2 | 1 | 870 | $88,000 | 2025-11-17 |
| 16900 NE 14th Ave Apt 301 | condos | 2 | 1 | 883 | $82,000 | 2025-10-15 |
| 15600 NE 6th Ave Apt 30A | condos | 2 | 1 | 870 | $100,000 | 2025-10-10 |
| 16801 NE 13th Ave Apt 202 | condos | 2 | 1 | 883 | $94,500 | 2025-10-06 |
| 2025 NE 164th St Apt 418 | condos | 2 | 2 | 790 | $110,000 | 2025-10-01 |
| 2072 NE 169th St Apt 10 | condos | 2 | 2 | 1,025 | $170,000 | 2025-09-29 |
| 16400 NE 17th Ave Apt 306 | condos | 2 | 2 | 1,166 | $130,000 | 2025-09-10 |
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 |
|---|---|---|---|---|---|---|
| 1520 NE 151st St Apt 103 | townhomes | 2 | 2 | 1,075 | $320,000 | — |
| 1560 NE 151st St Apt 102 | townhomes | 2 | 2 | 1,075 | $320,000 | — |
| 16901 NE 13th Ave Apt 303 | condos | 2 | 2 | 960 | $119,000 | — |
| 1500 NE 151st St Apt 104 | townhomes | 2 | 2 | 1,086 | $320,000 | — |
| 2040 NE 163rd St Ph 2505 | condos | 2 | 2 | 1,022 | $1,130,600 | — |
| 2040 NE 163rd St Ph 2511 | condos | 2 | 2 | — | $1,412,300 | — |
| 1355 NE 167th St Apt 115 | condos | 2 | 1 | 883 | $109,900 | — |
| 15205 NE 6th Ave Apt D111 | condos | 2 | 2 | 920 | $175,000 | — |
10-year hold projection
IRR8.4%
Equity multiple2.32x
Total return (10yr)$110,388
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $247,200 | $13,904 | -$2,219 | $189,918 | $57,282 |
| 2 | $254,616 | $14,373 | -$1,783 | $187,694 | $66,922 |
| 3 | $262,254 | $14,857 | -$1,333 | $185,316 | $76,938 |
| 4 | $270,122 | $15,357 | -$868 | $182,776 | $87,346 |
| 5 | $278,226 | $15,873 | -$387 | $180,061 | $98,165 |
| 6 | $286,573 | $16,406 | $110 | $177,159 | $109,413 |
| 7 | $295,170 | $16,957 | $623 | $174,058 | $121,111 |
| 8 | $304,025 | $17,525 | $1,154 | $170,745 | $133,280 |
| 9 | $313,146 | $18,113 | $1,702 | $167,203 | $145,942 |
| 10 | $322,540 | $18,719 | $2,268 | $163,419 | $159,121 |
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.