Real Estate Investing in North Miami Beach, Florida (33160)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33160 (North Miami Beach, FL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 43.4% of homes vacant — above national norms.
What’s happening in North Miami Beach, FL (33160)?
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Market Analysis: 33160 North Miami Beach
Meanwhile, ZIP 33160 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $518K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $518K asset, 33160 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 33160 and stronger North Miami Beach ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A resilient renter share of 42% in 33160 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 33160 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in North Miami Beach:
Property Strategy for 33160
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $228,428 | $2,670 | 8.4% | +4.4% | $228,428 |
| 2BR | $459,636 | $3,260 | 5.1% | +5.8% | $229,818 |
| 3BR | $1,361,520 | $4,180 | 2.2% | +6.7% | $453,840 |
| 4BR | $3,268,966 | $4,830 | 1.1% | +9.2% | $817,242 |
| 5BR | $5,349,723 | — | — | +10.8% | $1,069,945 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 33160 Compare?
| Metric | 33160 | North Miami Beach | Miami-Fort Lauderdale-Pompano Beach, FL | Florida |
|---|---|---|---|---|
| Home Value | $518,452 | $495,391 | N/A | $374,697 |
| 5-Year CAGR | 4.3% | 5.7% | N/A | 7.4% |
| Avg Rent | $3,079 | $2,671 | N/A | - |
| Cap Rate | 4.6% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33160 (North Miami Beach, FL). Anonymous, moderated, never written by AI.
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Property managers serving Miami-Dade County
Manage rentals here? List your business →Cadisa Inc. specializes in delivering reliable, hands-on property management solutions for condominium associations, commercial buildings, and multifamily communities across South Florida, with a focu summary from their website
Florida Property Management Strategies is a boutique community association management firm serving select communities in Miami, built on responsiveness and supported by systems for smooth community op summary from their website
Maxima Property Management Inc. offers property management, real estate brokerage, second home management, and vacation rental management services in South Florida, including Pompano Beach, Fort Laude summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $518,452 |
| Monthly Rent | $3,079 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | -3.4% ▼ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +2.0% ▲ |
🏠 Rent Trends
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | +3.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 33160
Population: 43,225
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 33160
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
FULFORD ELEMENTARY SCHOOL
GERTRUDE K. EDELMAN/SABAL PALM
GREYNOLDS PARK ELEMENTARY SCHOOL
NATURAL BRIDGE ELEMENTARY SCHOOL
OAK GROVE ELEMENTARY SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 734 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for North Miami Beach, FL?
North Miami Beach, FL reflects an investability rating of 3.0/5, with median home values near $518K and average rents around $3,079/mo. That combination puts it in the notable tier for investor interest.
How landlord-friendly is North Miami Beach, FL?
Landlord-friendliness in North Miami Beach, FL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of vacancy should I budget for in North Miami Beach, FL?
Occupancy in North Miami Beach, FL runs even-keeled with elevated vacancy. Well-priced units at $3,079/mo lease on reasonable timelines.
How should investors approach North Miami Beach, FL?
Most investors in North Miami Beach, FL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How much rent can I charge in North Miami Beach, FL?
North Miami Beach, FL rentals go for roughly $3,079/mo a month. That puts gross yield in solid territory relative to $518K acquisition costs.
You know 33160 now. You don’t know where it ranks.
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How 33160 ranks in Miami-Fort Lauderdale-Pompano Beach, FL
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