2025 NE 164th St Apt 506
North Miami Beach, FL 33162 · condos · Pending — under contract · 474 days on market
Asking price$125,000
1 beds 2 baths 790 sqft
Suggested offer$76,933$48,067 above the est. market value of $76,933.
View on Realtor.com →Listed by Marina Luengo · Beachfront Realty Inc
Typecondos
Built1970
Price / sqft$158
Est. value (own analysis)$76,933
Rent estimate (own analysis)$1,700/mo
HOA$492/mo
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Statusfor_sale
Listed date2025-05-16
Removed date—
MLSMiamiMLS #A11804424
Coordinates25.92767, -80.15949
Address2025 NE 164th St Apt 506
CityNorth Miami Beach
StateFL
Zip33162
Listing ID6745974834
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 | $125,000 |
| Down payment (20.0%) | $25,000 |
| Loan amount | $100,000 |
| Closing costs (5.0%) | $6,250 |
| Total cash to close | $31,250 |
| Income | |
| Rent (comp-derived) | $1,700$20,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,564$18,768 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $198$2,375 |
| Insurance (placeholder 0.8% of price) | $83$1,000 |
| HOA dues | $492$5,904 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $85$1,020 |
| Total operating expenses | $858$10,299 |
| 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) | $85$1,020 |
| 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 | 1 | 2 | 740 | $1,600 | 2026-08-06 | — | |
| condos | 1 | 2 | 746 | $1,775 | 2026-07-20 | — | |
| condos | 1 | 1 | 676 | $1,500 | 2026-08-24 | — | |
| condos | 1 | 1 | 688 | $2,000 | 2026-08-25 | — | |
| condos | 1 | 2 | 740 | $1,550 | 2026-04-19 | — | |
| condos | 1 | 2 | 740 | $1,650 | 2026-04-14 | — | |
| apartment | 1 | 1 | 712 | $2,239 | — | — | |
| condos | 1 | 2 | 740 | $1,600 | 2026-08-27 | — | |
| condos | 1 | 2 | 790 | $1,590 | 2026-08-27 | — | |
| apartment | 1 | 1 | 880 | $1,250 | 2026-06-28 | — | |
| apartment | 1 | 1 | 800 | $1,700 | 2026-08-26 | — | |
| condos | 1 | 1 | 620 | $1,470 | 2026-08-25 | — | |
| condos | 1 | 1 | 605 | $1,600 | 2026-08-24 | — | |
| condos | 1 | 2 | 790 | $1,590 | 2026-08-25 | — | |
| apartment | 1 | 1 | 700 | $1,600 | 2026-06-26 | — | |
| condos | 1 | 1 | 633 | $1,500 | 2026-07-30 | — | |
| apartment | 1 | 1 | 800 | $1,700 | 2026-08-26 | — | |
| apartment | 1 | 1 | 800 | $1,700 | 2026-08-26 | — | |
| apartment | 1 | 1 | 800 | $1,800 | 2026-08-26 | — | |
| apartment | 1 | 1 | 800 | $1,800 | 2026-08-26 | — | |
| condos | 1 | 1 | 844 | $1,750 | 2026-08-12 | — | |
| condos | 1 | 2 | 790 | $1,550 | 2026-06-17 | — | |
| condos | 1 | 2 | 722 | $1,585 | 2026-08-13 | — | |
| condos | 1 | 1 | 515 | $1,599 | 2026-08-10 | — | |
| condos | 1 | 2 | 790 | $1,600 | 2026-07-08 | — | |
| condos | 1 | 1 | 653 | $1,700 | 2026-08-21 | — | |
| apartment | 1 | 1 | 600 | $1,480 | 2026-03-27 | — | |
| apartment | 1 | 1 | 700 | $1,650 | 2026-06-20 | — | |
| apartment | 1 | 1 | 605 | $1,650 | 2026-02-25 | — | |
| condos | 1 | 1 | 595 | $1,400 | 2026-07-15 | — | |
| condos | 1 | 1 | 706 | $1,550 | 2026-08-09 | — | |
| condos | 1 | 1 | 595 | $1,600 | 2026-06-08 | — | |
| condos | 1 | 1 | 530 | $1,400 | 2026-06-11 | — | |
| condos | 1 | 1 | 706 | $1,600 | 2026-08-09 | — | |
| condos | 1 | 1 | 582 | $1,650 | 2026-08-06 | — | |
| apartment | 1 | 1 | 650 | $1,850 | 2026-08-04 | — | |
| apartment | 1 | 1 | 800 | $1,900 | 2026-03-16 | — | |
| condos | 1 | 1 | 528 | $1,650 | 2026-07-08 | — | |
| apartment | 1 | 1 | 650 | $1,600 | 2026-06-08 | — | |
| condos | 1 | 1 | 797 | $1,850 | 2026-08-13 | — | |
| condos | 1 | 1 | 780 | $1,950 | 2026-07-01 | — | |
| condos | 1 | 1 | 530 | $1,600 | 2025-11-25 | — | |
| condos | 1 | 2 | 780 | $1,995 | 2026-07-08 | — | |
| condos | 1 | 1 | 770 | $1,699 | 2026-06-17 | — | |
| apartment | 1 | 1 | 705 | $1,700 | 2026-08-05 | — | |
| condos | 1 | 1 | 780 | $1,950 | 2026-05-29 | — | |
| condos | 1 | 2 | 780 | $1,995 | 2026-06-10 | — | |
| apartment | 1 | 1 | 600 | $1,850 | 2026-06-18 | — | |
| condos | 1 | 1 | 780 | $1,700 | 2026-03-18 | — | |
| apartment | 1 | 1 | 813 | $1,675 | — | — | |
| apartment | 1 | 1 | 605 | $1,950 | 2026-08-07 | — | |
| apartment | 1 | 1 | 712 | $2,129 | — | — | |
| apartment | 1 | 1 | 712 | $2,164 | — | — | |
| apartment | 1 | 1 | 712 | $2,204 | — | — | |
| apartment | 1 | 1 | 712 | $2,204 | — | — | |
| apartment | 1 | 1 | 712 | $2,201 | — | — | |
| apartment | 1 | 1 | 712 | $2,221 | — | — | |
| apartment | 1 | 1 | 712 | $2,227 | — | — | |
| apartment | 1 | 1 | 712 | $2,267 | — | — | |
| apartment | 1 | 1 | 712 | $2,234 | — | — | |
| apartment | 1 | 1 | 712 | $2,252 | — | — | |
| apartment | 1 | 1 | 712 | $2,254 | — | — | |
| apartment | 1 | 1 | 712 | $2,217 | — | — | |
| apartment | 1 | 1 | 712 | $2,257 | — | — | |
| apartment | 1 | 1 | 712 | $2,264 | — | — | |
| apartment | 1 | 1 | 650 | $1,750 | 2024-02-06 | — | |
| apartment | 1 | 1 | 609 | $1,960 | 2026-03-27 | — | |
| apartment | 1 | 1 | 831 | — | 2025-01-03 | — | |
| condos | 1 | 2 | 780 | $1,895 | 2026-08-28 | — | |
| condos | 1 | 2 | 740 | $1,590 | 2026-09-01 | — | |
| condos | 1 | 2 | 746 | $1,650 | 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 |
|---|---|---|---|---|---|---|
| 1355 NE 167th St Apt 302 | condos | 1 | 1 | 883 | $54,000 | 2026-08-18 |
| 15600 NE 6th Ave Apt 34A | condos | 1 | 1 | 620 | $71,900 | 2026-07-31 |
| 15610 NE 6th Ave Apt 36D | condos | 1 | 1 | 620 | $99,000 | 2026-07-30 |
| 15610 NE 6th Ave Apt 32D | condos | 1 | 1 | 620 | $87,000 | 2026-07-30 |
| 15610 NE 6th Ave Apt 10D | condos | 1 | 1 | 620 | $77,000 | 2026-07-17 |
| 15610 NE 6th Ave Apt 10B | condos | 1 | 1 | 620 | $53,000 | 2026-07-17 |
| 17001 NE 13th Ave Apt 205 | condos | 1 | 1 | 688 | $45,000 | 2026-07-13 |
| 15610 NE 6th Ave Apt 8D | condos | 1 | 1 | 620 | $77,000 | 2026-07-07 |
| 17090 NE 14th Ave Apt 211 | condos | 1 | 1 | 688 | $60,000 | 2026-06-26 |
| 2025 NE 164th St Apt 918 | condos | 1 | 2 | 790 | $102,000 | 2026-06-16 |
| 17000 NE 14th Ave Apt 206 | condos | 1 | 1 | 688 | $59,000 | 2026-06-15 |
| 16751 NE 9th Ave Apt 410 | condos | 1 | 2 | 722 | $135,000 | 2026-06-02 |
| 16750 NE 14th Ave Apt 211 | condos | 1 | 1 | 688 | $38,000 | 2026-05-29 |
| 16701 NE 13th Ave Apt 209 | condos | 1 | 1 | 688 | $57,000 | 2026-05-18 |
| 1471 NE 170th St Apt 215A | condos | 1 | 1 | 653 | $120,000 | 2026-05-12 |
| 1355 NE 167th St Apt 307 | condos | 1 | 1 | 688 | $40,000 | 2026-05-07 |
| 16790 NE 14th Ave Apt 207 | condos | 1 | 1 | 688 | $54,000 | 2026-05-01 |
| 17001 NE 13th Ave Apt 202 | condos | 1 | 1 | 883 | $48,000 | 2026-04-27 |
| 1450 NE 170th St Apt 211 | condos | 1 | 1 | 800 | $150,000 | 2026-04-09 |
| 16901 NE 13th Ave Apt 309 | condos | 1 | 1 | 688 | $67,000 | 2026-03-19 |
| 9678597374 | condos | 1 | 1 | 620 | $58,000 | 2026-03-09 |
| 15600 NE 6th Ave Apt 41A | condos | 1 | 1 | 620 | $70,000 | 2026-02-26 |
| 2025 NE 164th St Apt 806 | condos | 1 | 2 | 790 | $115,000 | 2026-02-25 |
| 1355 NE 167th St Apt 214 | condos | 1 | 1 | 883 | $50,000 | 2026-02-17 |
| 16740 NE 9th Ave Apt 405 | condos | 1 | 2 | 780 | $130,000 | 2026-02-10 |
| 1355 NE 167th St Apt 110 | condos | 1 | 1 | 688 | $62,000 | 2026-02-05 |
| 15610 NE 6th Ave Apt 8C | condos | 1 | 1 | 620 | $78,000 | 2026-02-05 |
| 16400 NE 17th Ave Apt 701 | condos | 1 | 2 | 734 | $125,000 | 2026-01-12 |
| 16750 NE 14th Ave Apt 310 | condos | 1 | 1 | 688 | $48,000 | 2026-01-03 |
| 1395 NE 167th St Apt 104 | condos | 1 | 1 | 688 | $49,000 | 2025-11-07 |
| 17001 NE 13th Ave Apt 308 | condos | 1 | 1 | 688 | $45,000 | 2025-10-31 |
| 15610 NE 6th Ave Apt 10C | condos | 1 | 1 | 620 | $65,000 | 2025-10-31 |
| 15610 NE 6th Ave Apt 26C | condos | 1 | 1 | 620 | $85,000 | 2025-10-14 |
| 15221 NE 6th Ave Apt A204 | condos | 1 | 1 | 740 | $130,000 | 2025-09-19 |
| 16701 NE 13th Ave Apt 309 | condos | 1 | 1 | 688 | $55,000 | 2025-09-05 |
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 |
|---|---|---|---|---|---|---|
| 16900 NE 14th Ave Apt 109 | condos | 1 | 1 | 688 | $65,000 | — |
| 15205 NE 6th Ave Apt D204 | condos | 1 | 2 | 740 | $173,950 | — |
| 2040 NE 163rd St Ph 2520 | condos | 1 | 1 | 812 | $908,300 | — |
| 2040 NE 163rd St Unit 808 | condos | 1 | 1 | 837 | $698,800 | — |
| 2040 NE 163rd St Unit 1810 | condos | 1 | 1 | 641 | $640,700 | — |
| 2040 NE 163rd St Ph 2506 | condos | 1 | 1 | — | $896,000 | — |
| 2040 NE 163rd St Unit 2115 | condos | 1 | 1 | — | $615,152 | — |
| 15205 NE 6th Ave Apt D104 | condos | 1 | 2 | 740 | $129,000 | — |
10-year hold projection
IRR10.8%
Equity multiple2.69x
Total return (10yr)$69,104
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $128,750 | $8,469 | -$263 | $98,916 | $29,834 |
| 2 | $132,613 | $8,775 | $18 | $97,757 | $34,856 |
| 3 | $136,591 | $9,091 | $307 | $96,519 | $40,072 |
| 4 | $140,689 | $9,417 | $607 | $95,195 | $45,493 |
| 5 | $144,909 | $9,755 | $918 | $93,781 | $51,128 |
| 6 | $149,257 | $10,105 | $1,239 | $92,270 | $56,987 |
| 7 | $153,734 | $10,466 | $1,572 | $90,655 | $63,079 |
| 8 | $158,346 | $10,840 | $1,916 | $88,929 | $69,417 |
| 9 | $163,097 | $11,226 | $2,272 | $87,084 | $76,012 |
| 10 | $167,990 | $11,626 | $2,641 | $85,113 | $82,876 |
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.