1 / 4116910 NE 8th Ct, North Miami Beach FL 33162
North Miami Beach, FL
List Price
$895,000
Type
Single Family
Bedrooms
5
Bathrooms
3
Price / SqFt
$400/sqft
Price reduction
10.1% below original list — was $995,000
Est. equity
-5%
Comp ARV
$1,042,000
Max offer
$669,793
From the listing
This North Miami Beach home is located right off the Golden Glades exchange which places this house in the center of I-95, 826,441, and the turnpike leading you anywhere in South Florida. It is less than four miles to Sunny Isles beach! North Miami Beach is the home of food market variety and has new plazas including Publix, TJ Max, Gas Stations, and Chipotle. Houses of worship as also close by. This 5/3 house has 3 bedrooms in the front and 2 in the back and is uniquely designed with a French glass door. The house has a manual gate and hedges around the property for privacy.
Property Information
- Square Feet
- 2,236
- Units
- 1
- Days on Market
- 389
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33162
- Coordinates
- 25.9310, -80.1839
Represented by Academia
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Why this deal
- 10.1% off original list price
- Value-add opportunity
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
32/100
Thin
is scored →
~-5% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
10.1% off original list (full marks at 25%+).
389 days on market (full marks at 120+ — more time = more leverage).
No explicit distress language in the public remarks.
A screen of the public MLS data we have — not an appraisal, valuation, or investment advice.
Deal scorecard
How four stakeholders read this deal
Strengths
- Flood zone X — outside the Special Flood Hazard Area; flood insurance not federally mandated
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
What a super-investor sees
Investor
Investor equity estimate based on ARV from closed MLS comps minus list price and estima…
- Negative estimated equity — buying above estimated ARV, verify comps
What a bank sees
Lender / financing
Lender financeability estimate based on list price, ARV, and condition signals. Not a f…
What an insurer sees
Insurance / 4-point
insurability v1. Miami-Dade is entirely within the HVHZ (High-Velocity Hurricane Zone) …
- Flood zone X — outside the Special Flood Hazard Area; flood insurance not federally mandated
What a GC / AHJ sees
Permits / condition
Permit data from Miami-Dade public records; may lag; verify open permits with the AHJ. …
4-point — last permit
- Roofnone
- Electricalnone
- Plumbingnone
- HVACnone
Estimates from public data — not an appraisal, insurance quote, or financing commitment. Insurability as of 2026-07-24. Verify with licensed professionals.
Deal calculator
Value-add deal calculator
16910 NE 8th Ct, North Miami Beach FL 33162, North Miami Beach, FL
Comp-based ARV — 8 closed comp(s), high confidence.
Recommended max offer
$652,400
Room vs list (above list)
$242,600
Est. equity
-$51,540
-5% of ARV, at list
ROC at list
-5%
Est. all-in at list
$1,093,540
list + rehab + txn + carry
70% rule MAO
$652,400
Estimates only — not investment advice or an offer. ARV is drawn from recent closed comps; rehab from a rate-card range. Verify ARV, rehab, and all costs with a licensed professional before acting.
The comps behind the ARV
$1,042,000 after-repair value
5 recent closed sales nearby · high confidence · range $749,000–$1,144,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 16830 NE 6th Ct, North Miami Beach FL 33162renovated0.2 mi | $1,100,000 | $564 | 2026-03-25 |
| 630 NE 175th St, Miami FL 33162renovated0.4 mi | $1,159,000 | $511 | 2026-04-15 |
| 16050 NE 8th Ct, North Miami Beach FL 331620.6 mi | $650,000 | $262 | 2026-05-08 |
| 930 NE 182nd Ter, North Miami Beach FL 33162renovated0.8 mi | $1,050,000 | $434 | 2026-03-30 |
| 795 NE 165th Street, Miami FL 33162renovated | $675,000 | $276 | 2026-04-24 |
Comparable data, not an appraisal. ARV is the median closed $/sqft of these comps applied to this home's size. Verify condition, location, and adjustments independently.